R HYBUDD O GYFARFOD / NOTICE OF M EETING
Awdurdod Parc Cenedlaethol Eryri Snowdonia National Park Authority
Emyr Williams Emyr Williams Prif Weithredwr Chief Executive Awdurdod Parc Cenedlaethol Eryri Snowdonia National Park Authority Penrhyndeudraeth Penrhyndeudraeth Gwynedd LL48 6LF Gwynedd LL48 6LF Ffôn/Phone (01766) 770274 Ffacs/Fax (01766)771211 E.bost/E.mail : [email protected] Gwefan/Website: : www.eryri.llyw.cymru
Cyfarfod : Pwyllgor Cynllunio a Mynediad
Dyddiad: Dydd Mercher 7 Mawrth 2018
Amser 10.00 y.b.
Man Cyfarfod: Plas Tan y Bwlch, Maentwrog.
Meeting: Planning and Access Committee
Date: Wednesday 7 March 2018
Time: 10.00 a.m.
Location: Plas Tan y Bwlch, Maentwrog.
Aelodau wedi’u penodi gan Gyngor Gwynedd Members appointed by Gwynedd Council Y Cynghorydd / Councillor : Freya Hannah Bentham, Elwyn Edwards, Alwyn Gruffydd, Annwen Hughes, Edgar Wyn Owen, Elfed Powell Roberts, John Pughe Roberts, Catrin Wager, Gethin Glyn Williams;
Aelodau wedi’u penodi gan Gyngor Bwrdeistref Sirol Conwy Members appointed by Conwy County Borough Council Y Cynghorwyr / Councillors : Philip Capper, Chris Hughes, Ifor Glyn Lloyd;
Aelodau wedi’u penodi gan Llywodraeth Cymru Members appointed by The Welsh Government Mr. Brian Angell, Ms. Tracey Evans, Mrs. Marian W. Jones, Mr. Ceri Stradling, Mr Owain Wyn.
A G E N D A
1. Apologies for absence and Chairman’s Announcements To receive any apologies for absence and Chairman’s announcements.
2. Declaration of Interest To receive any declaration of interest by any members or officers in respect of any item of business.
3. Minutes The Chairman shall propose that the minutes of the meeting of this Committee held on 17th January 2018 be signed as a true record (copy herewith) and to receive matters arising, for information.
4. Planning Scheme of Delegation To submit a report by the Director of Corporate Services. (Copy herewith)
5. Inspection Panel Report To submit the report of the Full Planning & Access Committee Inspection Panel held on 24th January 2018 together with a report by the Director of Planning and Land Management on the application. (Copy herewith)
6. Reports by the Director of Planning and Land Management To submit the reports by the Director of Planning and Land Management on the application received. (Copies herewith)
7. Update Reports To submit update reports, for information. (Copies herewith)
8. Delegated Decisions To submit the list of applications which have been determined in accordance with delegated authority, for information. (Copy herewith)
9. Access Forums Report To submit a report by the Access Officer, for information. (Copy herewith)
10. Report by the Director of Planning and Land Management To submit a report by the Director of Planning and Land Management on policy matters. - Eryri Local Development Plan Revision – draft Focused Changes Document (Copy herewith)
11. Planning Appeal To submit an oral report by the Director of Planning and Land Management on the Inspector’s decision to allow an appeal by Mr. Mark Jones, G.D. Jones & Son against the Authority’s decision to grant planning permission subject to conditions for a two phased development consisting Phase 1 – construction of 24 hour modular filling station including fuel oil interceptor, associated drainage works and installation of porta cabin, and Phase 2 – Development of fuel oil depot including installation of 4 double skinned fuel tanks, establishment of loading and unloading area, LVG/car parking area, installation of fuel oil interceptor and associated drainage works. The conditions in dispute are nos. 1, 2, 3, 6, 7, 8, 9 and 10 and the Inspector intends to vary the planning permission. Unit 5, Bala Enterprise Park, Bala, Gwynedd. LL23 7NG (A copy of the Inspector’s decision is enclosed - Copy herewith)
12. Planning Law in Wales Consultation To receive a brief update from the Director of Planning and Land Management, for information.
ITEM NO. 3
SNOWDONIA NATIONAL PARK PLANNING AND ACCESS COMMITTEE WEDNESDAY 17th JANUARY 2018
Councillor Elwyn Edwards (Gwynedd) (Chairman)
PRESENT:
Members appointed by Gwynedd Council Councillors Freya Bentham, Alwyn Gruffydd, Annwen Hughes, Edgar Wyn Owen, Elfed Powell Roberts, John Pughe Roberts, Catrin Wager, Gethin Glyn Williams;
Members appointed by Conwy County Borough Council Councillors Philip Capper, Chris Hughes, Ifor Glyn Lloyd;
Members appointed by the Welsh Government Mr. Brian Angell, Ms. Tracey Evans, Mrs. Marian Wyn Jones, Mr. Ceri Stradling, Mr. Owain Wyn;
Officers Mr. G. Iwan Jones, Mr. Jonathan Cawley, Mr. Aled Lloyd, Mr. Richard Thomas, Mrs. Rebeca Jones, Ms. Iona Thomas, Mrs. Anwen Gaffey, Mrs. Sarah Roberts, Ms. Llinos Angharad.
1. Apology Mrs. M. June Jones.
2. Declaration of Interest No declarations of Personal Interests were made in respect of any item.
3. Minutes The minutes of the Planning and Access Committee meeting held on 6th December 2017 were accepted and the Chairman signed them as a true record.
4. Planning Annual Performance Report (APR) 2016-17: Assessment Submitted – A report by the Head of Development Management and Compliance to highlight the content of the 2016-17 Annual Performance Report.
Reported – The Director of Planning and Land Management presented Members with background to the APR 2016-17, and the Head of Development Management presented the report. Members considered the overall performance and key actions in detail and thanked officers for the improvements, which were ongoing.
Officers confirmed that consultee response time was improving and advised that work to assess appeal decisions was currently underway.
RESOLVED to note the report and await a further report on appeal decisions to the next meeting of the Planning and Access Committee on 7th March 2018.
5. Inspection Panel Submitted – The reports of the Southern Area Inspection Panel held on 20th December 2017.
(1) NP5/74/6A Alterations and extensions to dwelling, Cae Glas, Aberangell.
Reported – Application withdrawn.
(2) NP5/77/2E Erection of 446 square metre forestry workshop and 107 square metre office building, new vehicular access, landscaping and hard-standings, land at Gwrach Ynys, Ynys, Talsarnau
Reported - Case officer presented the report, which Members considered in detail. He advised that following discussions with the applicant, a landscaping scheme had now been agreed. In addition, Gwynedd Council response to sequential approach had confirmed there was no land available of the type required.
Members were in support of the application on the grounds that the locational requirements of Planning Policy Wales had been met insofar as any localised visual harm could be mitigated against through appropriate landscaping and that the proposed development was of appropriate scale and design.
Furthermore, Members were convinced that the applicant had now satisfied the ‘tests’ as set out in TAN 23 para. 2.1.5 insofar as there were no suitable alternatives, based on evidence by Gwynedd Council Economic Development and the agent. A number of new jobs would be created and the development could be regarded as special merit insofar as it would create permanent jobs, provide a source for training and be seen as vital economic development in an area that requires this type of opportunity. Given the above, Members were convinced that the policies of the Eryri Local Development Plan had been satisfied insofar as there were no suitable alternatives on established employment estates or within/adjacent to settlements, the scale and design was appropriate for a rural setting and any localised visual intrusion could be mitigated against through landscaping and appropriate conditions.
RESOLVED contrary to Officer recommendation for the reasons set out above, to authorise the Director of Planning and Land Management to grant permission, subject to appropriate conditions, which include conditions to control operating hours, the colour of the building and height of the fence, ensure no external storage of machinery after hours, rebuilding of a stone wall on the highway verge, and to agree a lighting scheme to avoid pollution.
6. Reports by the Director of Planning and Land Management Submitted – Reports by the Director of Planning and Land Management on planning applications and compliance matters.
Please see the Schedule of Planning Decisions attached.
7. Update Reports Submitted – Update reports by the Director of Planning and Land Management on planning applications and compliance matters.
Please see the Schedule of Planning Decisions attached.
8. Delegated Decisions Submitted and Received – List of applications determined in accordance with delegated authority.
RESOLVED to note the report.
9. 2017 Joint Housing Land Availability Study Submitted – A report by the Head of Planning Policy to inform Members of the findings of the 2017 Joint Housing Land Availability Study for the period 2016 – 2017.
Reported – The Head of Planning Policy presented an overview of the study which, for the first time since the adoption of the Eryri Local Development Plan in 2011, had dropped below 5 years. Members were advised that for the period 2016-2017, 23 out of the 25 local planning authorities in Wales had less than the required 5 year land supply. The Director of Planning and Land Management stated that the matter was high on the Planning Officers Society Wales’ Agenda and discussions with the Welsh Government were underway.
RESOLVED to note the results of the study.
10. Planning Appeal Submitted and Received – copy of the following appeal decision:- Appeal by Mr. Tim Bush against the Authority’s decision to refuse planning permission for a rear extension to the existing cottage together with associated alterations, Hen Bandy, Llanbedr. LL45 2NN (Appeal dismissed)
The meeting ended at 11.30 a.m.
SCHEDULE OF PLANNING DECISIONS – 17th JANUARY 2017
Item No.
1. NP5/57/1100A – Erection of stable and alterations to existing access (resubmission), Ffridd Graig Wen, Ffordd y Gader, Dolgellau. Reported – NRW no observations to amended siting. Main planning considerations, neighbour objections and conclusion reported. RESOLVED to authorise the Director of Planning and Land Management to grant permission in accordance with the revised layout, subject to appropriate conditions.
2. NP5/62/399 – Construction of new road in cuttings and on embankments approximately 1.5km in length bridging the Afon Artro and Mochras Road, land west of Llanbedr. Reported – Case Officer advised that further information and consultee responses were still awaited. RESOLVED – Site Inspection. All members of the Planning and Access Committee to be invited to attend.
Update Reports
(1) List of Compliance Cases – For Information Arising therein, NP5/61/ENF23P – Untidy condition of building, St. David’s Hotel Harlech. Officers confirmed the owners had paid the fine and associated costs for failing to comply with the Section 215 Notice and that discussions were ongoing. RESOLVED to note the report.
(2) Planning, Enforcement Notices and Certificates of Lawful Use Appeals submitted and awaiting decision – For Information RESOLVED to note the report.
(3) Section 106 Agreements – For Information RESOLVED to note the report.
(4) Outstanding Applications where more than 13 weeks have elapsed – For Information RESOLVED to note the report.
ITEM NO. 4
MEETING Planning and Access Committee
DATE 7 March 2018
TITLE PLANNING SCHEME OF DELEGATION
REPORT BY Director of Corporate Services
PURPOSE To update the Planning Scheme of Delegation
BACKGROUND
1. It is some time since the Planning Scheme of Delegation was last updated. Whilst many aspects of the Scheme continue to be as relevant today as when the Scheme was initially approved there are some aspects that do require updating.
2. These can be summarised as follows:
2.1 Updating the Director of Planning and Land Management’s job title. 2.2 Amending Paragraph numbered 3 to clarify that sound reasons are in fact sound planning reasons. Any such request to be received within the consultation period. This change is designed to lessen any ambiguity and to assist the Authority in meeting its 8 week target on determining applications. 2.3 Reference to Enforcement Warning Notices and Temporary Stop Notices in the section requiring the same to be reported to the next convenient Planning and Access Committee meeting. 2.4 Confirmation for the avoidance of doubt that where the name of a post is changed or relevant functions become vested in a different post that the delegated powers shall continue in the renamed post or different post as the case may be.
3. Other than these relatively minor changes it is not proposed to further amend the Scheme as it is considered that the Scheme of Delegation continues to work well in practise.
RESOURCE IMPLICATIONS
None
RECOMMENDATION
To approve the updated Planning Scheme of Delegation annexed to this Report.
BACKGROUND PAPERS None
AWDURDOD PARC CENEDLAETHOL ERYRI
CYNLLUN DIRPRWYO CYNLLUNIO
SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING SCHEME OF DELEGATION PLANNING SCHEME OF DELEGATION
The Director of Planning and Land Management is authorised to act on behalf of the National Park Authority in discharging the functions relating to town and country planning conferred on it by legislation and in general as local planning authority.
The Director of Planning and Land Management’s delegated powers may be exercised by any officer on his/her behalf in accordance with the Director of Planning and Land Management’s general direction.
The Director of Planning and Land Management shall not act under these delegated powers if:
1. The decision would, in the opinion of the Director of Planning and Land Management, constitute a material departure from the policies in the Development Plan.
2. A statutory consultee (e.g. Highway Authority, Natural Resources Wales etc.) or Community Council has expressed a contrary view to the recommendation, based on sound planning reasons, and received within the consultation period 1
3. A Member of the Authority makes a written request for the matter to be considered by the Planning and Access Committee, but requests for applications to be “called in” to Committee should be accompanied by sound planning reasons, and received within the consultation period 1.
4. It is known that a Member of staff has a Personal Interest in the application.
5. The application is submitted by the National Park Authority or is made in respect of land owned or occupied by the Authority except where the Director of Planning and Land Management considers the application to be a minor variation to an existing planning permission.
6. The application is one that the Director of Planning and Land Management considers to be Major Development or requires an Environmental Impact Statement.
7. The decision would be contrary to legal advice or the direction of the Monitoring Officer or Chief Financial Officer.
8. The Director of Planning and Land Management considers that the matter ought more properly to be referred to the Planning and Access Committee for decision.
All decisions made under this scheme of delegation must be recorded in writing and the record must include details of the policies and material considerations taken into consideration, and the reasons for the decision.
All decisions granting or refusing planning permission, Certificates of Lawful Use or
Enforcement, Enforcement Warning Notices, Temporary Stop Notices, Stop Notices or Breach of Condition Notices taken or issued under this scheme of delegation shall be reported to the next convenient Planning and Access Committee meeting.
Where the name of a post is changed, or its relevant functions become vested in a different post, any delegated powers possessed by the post shall be retained by the renamed post or transferred to the different post as the case may be. This includes any delegated powers vested in a post by resolution of the Authority or a Committee/Sub Committee.
1 This provision shall not apply to applications for Certificates of Lawful Use. “Certificates of Lawful Use” mean certificates issued pursuant to applications made under Sections 191 or 192 of the Town and Country Planning Act 1990.
SNOWDONIA NATIONAL PARK AUTHORITY
ALL MEMBER INSPECTION PANEL, 24 JANUARY 2018
NP5/62/399 - CONSTRUCTION OF NEW ROAD IN CUTTINGS AND ON EMBANKMENTS APPROXIMATELY 1.5KM IN LENGTH BRIDGING THE AFON ARTRO AND MOCHRAS ROAD, LAND WEST OF LLANBEDR.
PRESENT Councillors E. Edwards, F. Bentham, A Hughes, J.P. Roberts, G.G. Williams, A. Gruffydd, E.W. Owen, E.P. Roberts, Mr Brian Angell, Mrs Marian Jones, Mr. Owain Wyn, Mr. Ceri Stradling.
APOLOGIES Councillors Phillip Capper, Chris Hughes, Ifor Glyn Lloyd, Catrin Wager, Ms. Tracy Evans, Mrs M. June Jones.
IN ATTENDANCE Aled Lloyd, Head of Development Management and Compliance Richard Thomas, Principal Planning Officer
REPORT It was explained to Members that the purpose of the panel visit was for Members to view the route of the proposed new road from various points close to the works.
The Members of the Planning and Access Committee convened their inspection of the new road proposed on land west of Llanbedr at a point to the south of the village where the new road departs from the alignment of the current A496. The Officers were able then to describe to the Members the proposal. Including the construction of embankments, cuttings and a new bridge over Afon Artro and Mochras road from various points along the proposed route. See attached map for reference points.
From the starting point to the south of the village viewings of the proposed route were made to the rear of the Knight Movers offices, within the Maes Artro Chalet site, the carpark along the Mochras road, from the railway halt and from the Wales Coastal Path running adjacent to the Afon Artro.
It was agreed that due to the size of the group and lack of convenient viewing point to gather it would not be safe to view the proposed route from the A496 running through the village but would observe that view individually.
During their tour around the viewing points members raised certain matters with Officers and requested more information on:
The different options considered prior to selecting the application route Additional information on biodiversity mitigation Explanation as to why the proposed road has to be on embankments that are so high
Rhif Eitem Cyfeirnod / Disgrifiad / Description. Swyddog Achos / / Item No. Reference No. Case Officer 1 NP5/74/471 Codi tŷ gyda garej ar wahân a creu Miss Iona Thomas mynedfa ceir newydd, Tir ger Tan y Llan, Llanymawddwy / Erection of dwelling with detached garage and new vehicular access, Land adjacent to Tan y Llan, Llanymawddwy.
2 Apêl Cynllunio Dadansoddiad – Mr Aled Lloyd Tachwedd 2016 – Rhagfyr 2017 / Planning Appeal Analysis – November 2016 – December 2017.
3 Cofrestr Adeiladau Traddodiadol / Mr Gwilym Jones Traditional Buildings Register.
Snowdonia National Park Authority Date: 07 March 2018 – Planning & Access Committee
Application Number: NP5/74/471 Date Application Registered: 30/10/17
Community: Mawddwy Grid Reference: 290185 318882.5
Case Officer: Ms Iona Thomas Location: Land adjacent to Tan y Llan, Llanymawddwy.
Applicant: Description: Mr. & Mrs. England Erection of dwelling with detached garage Ty'r Felin and new vehicular access. Dinas Mawddwy Machynlleth SY20 9LR
Site: The site is located to the south of the village of Llanymawddwy on agricultural land between the properties of Ty Isaf and Maesmor. The property to the north-east (Ty Isaf) is a Grade II Listed Building, to the south-west is a private parking area for Tan y Llan (on the other side of the road). A hedge separates the site from the road.
Proposal: This application is for the erection of a two-storey, four bedroomed, dwelling finished externally with stone, slate and render with a total floor area of 158m2. It is also proposed to erect a detached single garage, formation of a new vehicular access and associated hardstanding areas.
Responses from consultees: Mawddwy Community Comments – support a new dwelling in Council principle, but the design should suit the village Gwynedd Council - Highways No concerns raised - recommend conditions and advisory notes Welsh Water Drainage arrangements considered to be acceptable in principle – recommend condition and advisory notes NRW No objection Ecology Comments – recommend condition to ensure recommendations of the Botanical Survey and Habitat Appraisal is implemented. Forestry No response received
Responses as a result of site notice and neighbour consultation: Three letters of objection have been received. The concerns raised are summarised as follows: Proposal is out of character and does not respect local context, in particular in relation to scale, proportion and orientation of surrounding buildings. The proposal would dominate the village with its size and contemporary design. Proposal does not have regard to local architectural traditions and building style. Design does not conserve or enhance the natural beauty of the area. Window details and proportions out of character within the village. Excessive use of slate hanging to exterior walls. Another vehicle access onto the road would be hazardous.
Designations: Smaller Settlement
Reason(s) Application Reported to Committee Scheme of Delegation Member requested the application to be determined at committee, and wanted consideration of whether an affordable home is appropriate in this location.
Planning History: None
Relevant Planning Policies – Eryri Local Plan: Policy No. Policy SP A National Park Purposes and Sustainable Development SP C Spatial Development Strategy SP G Housing DP 1 General Development Principles DP 6 Sustainable Design and Materials
Assessment: The village of Llanymawddwy is designated as a Smaller Settlement for the purposes of the Eryri Local Development Plan. Strategic Policy G will support the development of up to two new single dwellings for 100% affordable housing to meet local need within Smaller Settlements if the site is immediately adjacent to a property highlighted on the settlement inset map.
Strategic Policy C repeats the requirement for new dwellings in Smaller Settlements to be affordable housing for local need.
The applicant has been invited to enter into a Section 106 Agreement restricting occupancy of the dwellings to persons satisfying the ‘local person’ criteria and in housing need. In response their agent has provided approximate build costings for the proposed dwelling which, if a s106 agreement was entered into, claims that the development would be unviable. Sufficient information has not been provided to fully assess the viability of the proposed development in accordance with the Authority’s Supplementary Planning Guidance (SPG) 4: Affordable Housing. In any case it must be noted that the costings relate to a dwelling with a floor area of 158m2; no information has been provided in relation to the viability of a dwelling of an affordable size. In accordance with SPG 4, the maximum size of a two-storey, 3-5 bedroomed, affordable dwelling should not exceed 120m2. This is to ensure that the size of the dwelling is proportionate with the needs of the intended household and is affordable to current and future occupiers.
Strategic Policy G states that if it can clearly be demonstrated that that the indicative affordable housing targets cannot be met due to site viability, the Authority will negotiate an appropriate affordable housing contribution on individual sites, which could include an appropriate commuted payment. However, it continues to clearly state that this will not apply to sites in smaller settlements where a 100% affordable housing contribution will always be sought. This is also repeated in paragraph 8.24 of SPG 4. In this regard, as the applicant has not indicated a willingness to enter into a s106 agreement restricting occupancy of a dwelling of an appropriate size to persons satisfying the ‘local person’ criteria and in housing need, the proposal fails to comply with Strategic Policy G and C.
In addition to not providing an affordable home for local people as required by the LDP, officers are of the opinion that the proposed scale and design is at odds with the prevailing character of the village; with particular regards to orientation and fenestration details. Llanymawddwy is a small village of 12 properties of varying sizes which are mostly traditional stone dwellings with some examples of slate hanging to external walls. Most of the dwellings have their main ridge parallel to the road. Fenestration is mostly casement or sash windows with glazing bars forming small panes.
Amended plans have been received which have revised some fenestration details to provide a greater vertical emphasis, as well as amendments to reduce the amount of slate hanging on the north-west elevation. Whilst these are considered improvements to the initial proposal, it is considered that this does not overcome officers concerns and the proposal is still considered to conflict with Development Policy 1.
Technical Advice Note (TAN) 12: Design (March 2016),Paragraph 2.6, states that ‘Design which is inappropriate in its context, or which fails to grasp opportunities to enhance the character, quality and function of an area, should not be accepted, as these have detrimental effects on existing communities’.
Whilst concerns have been raised by a local resident with respect to the creation of a new vehicular access, as Gwynedd Council Highways have raised no concerns, officers do not have any objections to the access.
Conclusion: The LDP policy would support the erection of a single affordable dwelling of appropriate size and design at this location. However, as the proposal fails to provide a ‘local affordable home’ and is considered to be of an inappropriate design, it would fail to comply with the requirements of Strategic Policy C and G, Development Policy 1, Supplementary Planning Guidance 4: Affordable Housing and TAN 12.
Background Papers in Document Bundle No.1: Yes
RECOMMENDATION: To REFUSE permission for the following reasons:
1. By reason of the applicant failing to enter into a Section 106 Agreement to secure the affordability of the dwelling in perpetuity and restricting occupancy to persons satisfying the 'local' criteria this application is in conflict with Eryri Local Development Plan Strategic Policy G: Housing. 2. The floor area of the proposed dwelling would exceed the maximum size of an affordable unit as denoted in Supplementary Planning Guidance 4: Affordable Housing. The size of the dwelling would therefore be disproportionate with households in need of affordable housing. 3. The scale and design of the proposed development is considered to be at odds with the prevailing housing character of the village. The proposal is therefore considered to be contrary to Technical Advice Note 12 and the requirements of Development Policy 1 of the Eryri Local Development Plan which states that the nature, location and siting, height, form and scale of the development should be compatible with the capacity and character of the site and locality within which it is located.
ITEM NO.
MEETING Planning and Access Committee
DATE 7th March 2018
TITLE PLANNING APPEAL ANALYSIS – NOVEMBER 2016 – DECEMBER 2017
REPORT BY Head of Development Management and Compliance
PURPOSE To provide a detailed analysis of all planning appeal decisions which received between November 2016 to the end of December 2017
1. Background
1.1 A Planning appeal can be lodged as a result of the Snowdonia National Park Authority, as Local Planning Authority refusing to grant a planning application, enforcement notice and certificates of lawful use. An appeal can also be lodged against the imposition of conditions on a planning permission. Such a refusal is made by the Planning and Access Committee or by Officers under the provision of our adopted Scheme of Delegation. The Planning Inspectorate determines appeals.
1.2 Planning appeals are determined using one of three methods. These are set out below-
Written Representation – Exchange of statements between the Authority and appellant through the Planning Inspectorate. Usually straightforward and quick with minimal cost involved to either party. Informal Hearing – Exchange of statements between the Authority and appellant with a round table discussion with the Planning Inspector arranged over 1 day. Both sides may apply for costs and involves added officer/Member time of attending a day long hearing. Public Inquiry – Exchange of statement and proofs of evidence between the Authority and appellant with a formal inquiry arranged by the Planning Inspectorate. Legal representation is required for the Inquiries as cross- examination of evidence takes place. Can be costly due to legal involvement and the fact that appeals can run into 3 or 4 days.
1.3 In relation to Householder appeals, the Householder Appeal Service operates. This process was set up to speed up dealing with more simple household extension type appeal cases. There is no exchange of statements in this process but the Inspectorate makes a determination based on the submitted planning application and any other relevant documents such as our Committee or Delegated Officer report.
1.4 Clearly, the Authority would seek to defend any refusal decision it gives and hope that the Planning Inspectorate dismiss the appellants appeal. Sometimes however, for a variety of reasons, the Planning Inspectorate allow an appeal. It is important, therefore that we are able to analyse these appeal decisions to see whether there are any lessons to be learnt by officers, Members and other key parties such as Town and Community Councils in the appeal process.
1.5 The Authority cannot predict how many planning appeals will be lodged over the course of a year as the decision whether to appeal always lies with the applicant.
1.6 The Authority should always try to ensure that any refusal decision it makes on a planning application is robust and evidence based.
2 Appeal Analysis – Appeals determined 1st November 2016 to December 2017
NP2/11/197B - Conversion of existing outbuilding into holiday accommodation unit and installation of package treatment plant, Hafod Rhisgl, Nant Gwynant Delegated decision APPEAL DISMISSED Decision date 03/03/2017
The appeal related to a stone outbuilding of traditional agricultural appearance. The Inspector considered that the main issue to be the effect of the proposal on the character and appearance of the area with particular regard to the special qualities of the Snowdonia National Park
Planning Policy Wales (PPW) refers to one of the statutory purposes of National Parks being the conservation and enhancement of their natural beauty, whilst development policies 1, 7 & 9, of the Eryri Local Development Plan (2007-2022) seek the conservation of the special qualities of the NP and the retention of the character of rural buildings.
The Inspector concluded that the proposed development would clearly conflict with local and national planning policy, which collectively seeks to protect natural heritage.
A subsequent application which preserved the character of the building has been approved.
NP4/29/L344A – Installation of dormer windows, 6 Bryn Rhos Goch, Cwm Penmachno Delegated decision APPEAL DISMISSED Decision Date 31/01/2017
The main issue in this case was the effect of the proposed flat roof dormer on the character of the building.
The Inspector noted that the adopted Eryri Local Development Plan contains a number of relevant policies, including: Development Policy 7 (Listed and Traditional Buildings), which only supports the alteration or extension of traditional buildings where it can be shown there would be no significant harm to the specific character of the building. The inspector concluded with officers proposed dormer extension conflicts with these policies because of its size, form and materials.
Following the appeal decision, a revised scheme for the installation of roof lights has been approved.
NP5/78/PIAW86D – The approval of details for access, scale, appearance and the landscaping of the site, Ty’n y Ffridd, Gwyndy, Trawsfynydd. Delegated decision APPEAL DISMISSED Decision Date 16/03/2017
The main consideration of the appeal was the effect of the proposal on the character and appearance of the surrounding area and its effect on the living conditions of future occupiers of the development with particular regard to external amenity space.
The Inspector considered that the proposed dwellings due to their design and appearance would result in an incongruous development to the detriment of the character and appearance of the area, with their markedly different design lacking any meaningful connection to the local vernacular.
Officers are currently in negotiation with the landowners in relation to a revised proposal.
NP5/66/101E - Removal of Section 106 Agreement dated, Abendruhe, The Garden Flat, Pensarn Hall, Llanbedr. Delegated decision APPEAL DISMISSED Decision Date 26/05/2017
The Appeal was in relation to the removal of a planning obligation. The Inspector noted that the special qualities of National Parks to be landscape based, but in Snowdonia, the special qualities also include the culture and linguistic character.
The planning obligation supports these special qualities by contributing to the housing supply that is available for local communities.
The Inspector noted that paragraph 4.1.1 of TAN 20 – Planning and the Welsh Language states that planning decisions should be concerned with the use of land rather than the identity or personal characteristics of the user. By requiring local occupancy, the planning obligation addresses the local population as a whole and the special qualities that result from it. Under the planning obligation, the occupier(s) of Abendruhe could have any of the personal characteristics found within the 30-mile radius.
The Inspector concluded that the planning obligation: is necessary; by addressing occupancy and the special qualities of the National Park it is relevant to planning
NP5/62/230E – Discharge of a Section 106 agreement, 2 Tan y Coed, Llanbedr. Delegated Decision APPEAL ALLOWED Decision date 21/07/2017
The main issue is whether the obligation continues to serve a useful purpose.
The obligation subject to the appeal limits the occupancy of the dwelling to a person employed or last employed in a regular trade, business or profession at a location within a radius of thirty miles to the site, to include the dependants of such a person living with him or her or the husband or widow of such a person. For those persons unemployed the occupancy of the dwelling is limited to a person residing within a thirty-mile radius of the site throughout the preceding period of three years including his or her dependants or the widow or widower of such a person.
The property valued at £250,000 open market value, with a restricted valuation taking into account the obligation at a value of £200,000.
The appellants’ submitted evidence on local house prices in the area. From the evidence, some are lower and others are marginally higher. This would mean that the effect of the restriction is redundant if the aim is now to attract qualifying persons for intermediate affordable housing, as there are unencumbered properties of equivalent value available in the area. For this reason, the Inspector concluded that the planning obligation no longer serves a planning purpose.
NP5/57/L508B - Change of use from offices to holiday accommodation, Former Council Offices, Lombard Street, Dolgellau Committee Decision APPEAL ALLOWED Decision date 27/07/2017
The Inspector considered the main issue to be the effect of the proposed development on the living conditions of neighboring occupiers by reason of noise and disturbance. During the determination of the application, Dolgellau Town Council, objected and 9 letters of objection and a petition was received.
Due to the nature and scale of the development, the Inspector concluded that the development would be compatible with the capacity and character of the site and it would not cause significant harm to neighboring residential amenity by way on noise. The Inspector also stated, that it would bring a prominent building back into use and that the development would preserve and enhance the conservation area.
NP5/75/242 – New dwelling, Fflur, Cwm Maethlon, Cwrt. Delegated decision APPEAL DISMISSED. Decision date 14/08/17
The inspector assessed, whether the proposed new dwelling should be an affordable dwelling to meet local need.
The applicant had refused to enter into a Section 106 agreement with the Authority to ensure the affordability of the dwelling if planning permission had been granted.
The Inspector concluded with officers that a mechanism has to be in place to ensure that the dwelling is accessible to those who cannot afford market housing, and without a Section 106 to ensure that the dwelling would be an affordable dwelling would be contrary to ELDP Strategic Policy G.
NP4/11/82D – Appeal against conditions imposed on planning permission for External Renovations, Old Toll Gate, Pont yr Afanc, Betws y Coed Delegated decision APPEAL ALLOWED Decision date 04/10/2017
The appeal was in relation to two conditions imposed. One condition was in relation to highway matters, that the Authority was required to impose following consultation with the Welsh Government Highways. The other condition imposed, was to control the use of the building in that it shall not be utilised for residential, storage, office or commercial purposes.
The Inspector whilst allowing the appeal varied the condition in relation to Highway requirements.
NP3/21/88B - Erection of 28.4 metre by 12 metre steel portal frame agricultural building, Land near old pumping station, Cil-Twllan, Gerlan, Bethesda. Delegated decision APPEAL DISMISSED Decision date 12/10/2017
The main consideration in the appeal was the effect of the proposal on the character and appearance of the area.
The Inspector concluded that the building would be seen in isolation against the barren upland landscape. From the lower slopes towards the Carneddau the building would appear on the skyline, prominent and discordant with the surrounding natural and scenic beauty of upland ridges and valleys.
The proposal would fail to conserve and enhance the natural beauty of the National Park. Greater weight is given to this purpose over economic factors such as improving productivity of the farm and providing benefits to the local economy and local contractors.
NP5/62/T124D - Erection of single storey and two storey rear extensions, Hen Bandy, Llanbedr, Delegated decision APPEAL DISMISSED Decision date 13/12/2017
Hen Bandy, is a traditional detached cottage in the open countryside. The main consideration in the appeal was the effect of the proposed development on the character and appearance of the dwelling and on the special qualities of the National Park.
The dwelling had been extended previously. The Inspector concluded with officers that the extension would significantly enlarge the existing footprint and increase the bulk of the dwelling, with the result that all sense of the original structure would be lost.
Result November 2016 – December 2017
Number of appeal Decisions: Number of appeals Dismissed 8 Number of appeals Allowed 2 Decided Appeals Total 10
3. Actions on Appeals
3.1 Officers impose high standards of visual treatment in the assessment of applications consistent with Local Development Plan Policy
3.2 A refusal of an application is thoroughly scrutinsied and the success of an appeal being dismissed evaluated
3.3 Where judgments are finely balanced on subjective grounds but decisions are to be made under delegated powers, close liaison with the Development Management Team and Policy team will take place to ensure the most robust case is pursued if an appeal is anticipated.
3.4 More focus given within team meeting to learn from appeal decisions.
3.5 The above actions have contributed to a reduction in the number of appeals, which has seen a drop from 13 appeals submitted in the 2016-17 financial year to 6 submitted in the current financial year.
4. Recommendation
That Member’s note the content of the report, the actions and raise any issues on particular cases.
ITEM NO.
MEETING Planning and Access Committee
DATE March 7th 2018
TITLE Traditional Buildings Register
REPORT BY Head of Cultural Heritage
PURPOSE To explain the purpose and use of the Register
Background
The Snowdonia National Park Authority's Traditional Buildings Register was established by the Eryri Local Plan 1993-2003 (Policy TA4). The aim of the policy was to: "Safeguard quality and exert control over design changes which could be detrimental to the rich tradition of vernacular architecture in the National Park characterized by a variety of construction methods using stone, wood and local slate".
Eryri Local Development Plan 2007-2022 and the Register
Local Development Plan Objectives - To Protect and Enhance the Cultural and Historical Environment [paragraphs 1.59 and 4.1]: “To understand, value, protect and enhance the area’s historic environment including archaeological remains and historical landscapes, and to promote development that enhances Snowdonia’s built heritage and townscape.”
The register is referred to in paragraph 4.21 of the Plan: “The National Park Authority has compiled a list and photographic record of buildings which, whilst not meriting the qualities of a Listed Building, are still considered to be of significance because they contribute to the local architectural character and traditions of the area. This list is not definitive and additional properties are added to its periodically. For the purposes of the policy they are termed as traditional buildings because of their significance and contribution to local vernacular.”
Specific reference is made to traditional buildings in Strategic Policy Ff: Historic Environment, Development Policy 7: Listed and Traditional Buildings, Development Policy 9: Modification and change of use of rural buildings. Reference is also made to "traditional dwelling" in Development Policy 16: Relocation of Existing Settlements.
Status of the Traditional Buildings Register
"Permitted Development" rights of the buildings on the register will not be affected (unlike buildings listed statutorily by the Welsh Ministers). Additional restrictions may be relevant within conservation areas, but these restrictions apply to all the buildings in the area, be they on the register or not. The fact that a property is on the register is a material consideration when considering applications for changes to traditional unlisted buildings that require consent. At such a time the above policies will apply in determining the application.
Register of Traditional Buildings - Criteria
The following criteria has been established in order to select the buildings to be added onto the register: "Traditional / historic buildings which have preserved their historic exterior form and features on all main elevations, and / or have been well-adapted and are compatible or traditional / historic buildings which have kept their original / historical form on all main elevations but have lost some historical / traditional featrues. The buildings may have minor incompatible structural changes."
Traditional buildings include folk buildings built from local materials. Historic buildings include more "architectural" buildings that reflect their period eg. Georgian, Victorian, Art and Craft etc.
Historical external features include slate roofs (especially with graded slate), chimneys, doors including frames and surrounds, traditional windows, traditional shop fronts, wall finishes, cast iron rainwater goods.
Preparation of the Register
The preparation of the register commenced in 1994 following the same procedure as the register of listed buildings and it was divided into Community Council areas. Audits were carried out by the Authority's officers as well as external contractors, and until 2005, following Cadw's listed building inspection programme in the aforementioned areas.
During the early years the register was one paper, with examples identified on individual cards with name, planning number, photograph, and map. The register was subsequently transferred to a spreadsheet, with digital photographs of the buildings and the location of the buildings identified on the GIS map.
The Register is divided into categories relating to building types, and unsurprisingly, most of the examples are dwellings and agricultural buildings.
Use of the Traditional Buildings Policies and Register
The policies and register have proven their value over the years, including in appeals, in achieving the aim of safeguarding quality and introducing planning control over potentially damaging changes to the rich tradition of indigenous architecture in the National Park. Because including a building on the Register does not affect the permitted development rights, and only relevant in cases where consent is required for changes, the procedure to date is that owners are not advised that a building is included (due to the significant resource implications of doing this). Instead a candidate is notified upon receipt of a planning application or pre-application inquiry that the building is on the Register and the policies apply. This procedure can be reviewed.
Recommendation
To note the contents of the report
SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE, 7TH MARCH 2018
ENFORCEMENT NOTICES, LISTED BUILDING ENFORCEMENT NOTICES & BREACH OF CONDITION NOTICES SERVED UNDER DELEGATED POWERS
Reference Date Served Location of Site Details of Planning Breach Date Notice Period of Takes effect Compliance NP4/30/ENF22V 1st February Pendyffryn Hall Breach of Condition 3 of planning permission 1st February 30 diwrnod 2018 Caravan Park, reference number NP4/30/22S relating to the 2018 Dwygyfylchi implementation of soft landscaping.
Breach of Condition Notice requires the completion of the soft landscaping in accordance with the plan received 2nd June 2016 as required by condition 3 of planning permission NP4/30/22S.
SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE, 7th MARCH 2018
LIST OF COMPLIANCE CASES
New cases
Reference Date of initial Location of Site Details of Planning Current Position complaint or Breach Date observed by Compliance Officers
1 NP2/16/ENF436A January 2018 Bronallt, Garndolbenmaen Shed Contact made with the owner. Currently arranging a site visit.
2 NP4/13/ENF202 January 2018 Lloft O.T., Pont Cyfyng, Breach of Occupancy Contact made with the owner of the property. Capel Curig Conditions 5 & 6 of Currently ascertaining whether there is a planning permission breach of the conditions. NP4/13/202
3 NP5/53/ENF499C January 2018 Former Ambulance Untidy Condition of the Contact made with the owner of the land. Site Station, The Green, Bala Land meeting scheduled for the 20th February 2018.
4 NP5/58/ENF607 January 2018 Cynefin, Ffordd Glan Mor, Erection of Garden Shed Site meeting taken place where it was Talybont confirmed the shed requires planning permission. The owners have intimated they will submit a retrospective planning application to try to regularise the development.
5 NP5/61/ENF457R January 2018 Min y Don Holiday Park, Engineering Operations to Contact made with the owners of the land and Beach Road, Harlech Extend Holiday Park a visit has taken place. Works relate to improving the condition of the land to be used for the grazing of agricultural livestock. No breach. File closed.
6 NP5/61/ENF621 January 2018 71 Cae Gwastad, Harlech Erection of Shed and Site meeting held with the owner where it was Associated Lean to determined planning permission is required for the development. They have intimated a retrospective planning application will be submitted in due course.
7 NP5/73/ENF1V February 2018 Building plots to the Rear Possible Building Works Contact made with the owners of the land. The of Coed Camlyn, works relate to the implementation of planning Maentwrog permission NP5/73/1T for the erection of two dwellings.
Awaiting Retrospective Application/Listed Building Consent Application/CLEUD Application
8 NP4/13/ENF76E May 2017 Dolgam Campsite, Capel Six Unauthorised Site meeting held with the owner of the land. A Curig Hardstanding & Hook Ups Retrospective planning application has been & One Unauthorised requested for the hardstandings and hook ups. ‘Chicken Coop’ An application for a CLEUD for the use of the land as a caravan and camping site has been submitted.
9 NP5/54/ENF16P July 2017 Llwyn yr Helm, Brithdir Extension of Existing Site meeting held with the owner of the land. Caravan Site to Create Advised planning permission is required. Play Area Awaiting a retrospective planning application.
10 NP5/61/ENF611A October 2017 Creigiau, Harlech Engineering works on Contact made with the owner of the land. Access Drive Works require planning permission. Owner advised a retrospective planning application will be submitted in an attempt to try and regularise the matter.
11 NP5/70/ENF118C August 2017 Ty Isaf Caravan & Siting of Three Biomass Correspondence taken place with the owner of Camping Park, Ffordd Boiler Containers the land. Awaiting the submission of a Llangynog, Bala retrospective planning application.
12 NP5/71/ENF433B December 2017 Land Near Pont Lliw, Footpath Bridge not in Site meeting held with the contractors. Llanuwchllyn Accordance with the Awaiting the submission of a retrospective Approved Plan planning application.
13 NP5/77/ENFLB60 April 2016 Maes y Neuadd Hotel, Possible Unauthorised Awaiting the submission of a Listed Building Talsarnau Works to a Listed Building Consent application. Various meetings and discussions have taken place between the owner and Cultural Heritage/Compliance Officers over the last few months. The site continues to be monitored with the last visit undertaken in December 2017.
14 NP5/78/ENF7Q September 2017 Rhiw Goch Inn, Bronaber, Internal Alterations to a Site meeting held with the owner of the Trawsfynydd Listed Building premises. Extensive internal alterations are currently taking place including re-locating the bar and the removal of panelling. Advised to cease all further works. The owner has intimated an application for listed building consent will be submitted in due course.
Retrospective Application Received
15 NP5/50/ENF362D October 2017 Foel y Graig, Aberdyfi Replacement Garage Not Retrospective planning application now Built in Accordance with received. Plans Approved under NP5/50/362D
16 NP5/59/ENF683B July 2017 Cil y Coed, Llan Ffestiniog Construction of Single Permitted development rights have been Storey Extension restricted where planning permission is required for the extension. Retrospective planning application received and registered.
17 NP5/64/ENF179B January 2017 Ysgol Craig yr Deryn, Alteration to the External Meeting held with Gwynedd Council on the 9th Llanegryn Air Duct situated on the March 2017. Retrospective planning Roof of the Building. application now complete and currently being processed.
18 NP5/65/ENF348 November 2017 Land to the Rear of Creation of Turning Retrospective planning application received. Halfway House, Bontddu Vehicle Turning Area/Parking Area
Awaiting further Information or Replies to a Planning Contravention Notice or a Section 330 Notice
19 NP2/16/ENF448 May 2017 Hendre Ddu Quarry, Cwm Unauthorised Quarrying Planning Contravention Notice served on the Pennant 19th July and replies received on the 7th August. Site meeting held, advised to submit a planning application to regularise the matter.
20 NP5/50/ENFL274B October 2017 7 Copperhill Street, Aberdyfi Use of Retail Shop as Site meeting held with the owner of the Storage Unit premises. Agreed to cease the storage use by the end of March 2018, which will provide some time to seek alternative storage accommodation.
21 NP5/50/ENF562N August 2017 Chalet N24, Plas Panteidal, Decking Site meeting arranged for the 23rd February Aberdyfi 2018.
22 NP5/55/ENFL142A June 2017 3 Glandwr, Bryncrug Untidy Condition of Site visit carried out where it was noted the Property property appears empty. Currently trying to contact the owner. Section 330 Notices (requisition for information) now served on all properties the owner appears to have a connection. No response received. Reminder letters sent.
23 NP5/57/ENF982A July 2016 Ysgubor Las, Brynrhug, Barn conversion not in Retrospective planning application refused on Islaw’r Dref, Dolgellau Accordance with the the 6th September 2017. Approved Plans – Addition of Awaiting the submission of sketch plans to Conservatory and show proposed changes to the unauthorised Balcony. balcony and conservatory.
24 NP5/61/ENF308C August 2017 Y Garreg, Y Llech, Harlech Building Work Currently trying to make contact with the owner of the property.
25 NP5/69/ENF56J September 2017 Sunbeach Caravan Park, Engineering Operations Determined planning permission is not Llwyngwril to Facilitate the siting of required for the siting of the caravans. The an Additional 41 Static hard standings and the access roads fall Caravans. under permitted development rights. File closed.
26 NP5/71/ENF473 June 2017 Bronant Stores, 1 Pen y Untidy Condition of the Currently trying to contact the owner of the Banc, Llanuwchllyn Building premises which appears to be derelict and empty.
27 NP5/74/ENF133 September 2016 Groes Lwyd, Cwm Cewydd, Unauthorised business Relevant planning applications have now been Dinas Mawddwy use relating to received but currently incomplete. contracting/machinery
Cases where formal action is being considered/has been taken.
28 NP4/30/ENF22V December 2017 Pendyffryn Hall Caravan Breaches of Condition Breach of Condition Notice served in respect Park, Dwygyfylchi 3 & 4 of NP4/30/22S to the non-compliance of Condition 3 relating relating to landscaping to soft landscaping. and lighting
29 NP5/61/ENF23P June 2013 St. Davids Hotel, Harlech Untidy Condition of Further prosecution proceedings are Building commencing in respect to the continued non- compliance of the Section 215 Notice.
The Authority are exploring the possibility of initiating ‘direct action’ under Section 219, to attempt to secure the demolition of the hotel.
30 NP5/77/ENF115G September 2016 Lizzie’s Barn, Llandecwyn, Barn being Used for Further meeting held with the owner of the Talsarnau Permanent Residential land on the 9th December 2016. Currently Occupation in breach of looking into appealing the certificate of lawful a CLEUD which only use decision. To date no appeal has been stipulates 4 months’ submitted. A Planning Contravention Notice residential use. has been served and replies received in April 2017. Currently assessing the responses before considering the taking any formal action. Referred to Legal.
Listed Building Cases
31 NP5/71/ENFLB372A April 2017 Glan yr Afon, Llanuwchllyn Unauthorised Works to a Site meeting held with the owners of the land. Listed Building. To submit the relevant listed building consent application in respect to works already carried out and for proposed future works.
32 NP5/73/ENFLB51D March 2017 2 Fron Goch, Maentwrog. Alternations to Chimney. Currently awaiting further technical advice from the Authority’s Built Environment Officer in respect to how the chimney defects can be remedied with acceptable detailing which will not effect the character of the listed building.
33 NP5/73/ENFLB148B March 2017 5 Fron Goch, Maentwrog Alterations to Chimney. Currently awaiting further technical advice from the Authority’s Built Environment Officer in respect to how the chimney defects can be remedied with acceptable detailing which will not effect the character of the listed building.
SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE, 7th MARCH 2018
PLANNING, ENFORCEMENT NOTICE, AND CERTIFICATES OF LAWFUL USE APPEALS SUBMITTED AND AWAITING DECISION
No. Application No. Description Procedure/Status Case Officer
1 NP5/75/234A Appeal against refusal to grant planning consent for Written Representations Iona Thomas construction of 1 detached dwelling (Re-submission), Plots 4 & 5 Felindre, Pennal.
Number of appeals on list = 1
Number of appeals on committee list 17th January 2018 = 1
Number of appeals Determined Granted Dismissed Withdrawn Number of appeals dismissed as % 01/04/17 – 31/03/18 7 3 4 0 57% 01/04/16 – 31/03/17 13 4 9 1 69% 01/04/15 – 31/03/16 10 5 5 0 50% 01/04/14 – 31/03/15 13 3 10 0 77% 01/04/13 – 31/03/14 19 6 13 1 65%
SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE, 7TH MARCH 2018
SECTION 106 AGREEMENTS
No. Application Date Location Development Present Position No. application was received
1 NP5/59/131E 05/01/18 Former Gwynedd Demolish of former council depot and Instructions sent to Legal Council Depot, erection of three 2/3 storey affordable Department to prepare Peniel, Llan local occupancy dwellings Agreement 21.02.18 Ffestiniog 2 NP5/59/511F 23/02/16 Land at rear of Residential development for 16 dwellings Draft agreement sent Penrhiw, Ffestiniog. (11 open market and 5 affordable) 06.07.17 inclusive of existing bungalow approved Discussions being held with under Planning Consent NP5/59/511A the applicant dated 4th February 2005 3 NP5/61/LB32J 16/01/13 The Plas, High Change of use of part of ground floor Request received from Street, Harlech restaurant to dwelling. applicant’s agent to change to commuted sum – Under Consideration. 4 NP5/59/53C 14/08/17 Land adjacent to Erection of dwelling Draft agreement sent Arenig, Llan 14.11.17 Ffestiniog
Number of applications on list = 4
Number of applications on committee list 17th January 2018 = 4
APPLICATIONS SUBJECT TO A SECTION 106 AGREEMENT AND WHICH HAVE BEEN COMPLETED SINCE PLANNING & ACCESS COMMITTEE 17TH JANUARY 2018
Application No. Location Development NP5/53/T154G National Westminster Bank Change of use of ground floor from bank (Use Class A2) to restaurant Buildings and land to rear, 44-46 (Use Class A3) including new frontage and single storey extension, High Street, Bala conversion of existing flat on 1st and 2nd floors to 4 flats, and construction of one pair of semi-detached dwellings at rear of site
APPLICATIONS SUBJECT TO A SECTION 106 AGREEMENT WHICH HAVE BEEN REFUSED, WITHDRAWN, OR DISPOSED, OR WHERE AN AGREEMENT IS NO LONGER NECESSARY SINCE PLANNING & ACCESS COMMITTEE 17TH JANUARY 2018
Application No. Location Development
SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE 07 MARCH 2018
OUTSTANDING APPLICATIONS WHERE MORE THAN 13 WEEKS HAVE ELAPSED
Awaiting Welsh Government Highways
NP5/54/289E 26/04/2016 The Old Creamery, Rhydymain. Demolish existing redundant structures and erect new kitchen workshop with showroom.
Deferred
NP5/50/415D 21/02/2017 Ty Bach, Aberdyfi Holiday Accommodation,
Habitat Regulations Assessment Awaited
NP5/50/682 30/06/2015 The Wharf, Aberdyfi. Construction of new quay wall.
Applicant in Discussion with Snowdonia Aerospace Centre
NP5/62/401 Land at Plas y Bryn Farm, Llanbedr. Erection of 20m high monopole telecommunications mast supporting 3 no. antennas and 2 no. dish antennas together with ground based equipment cabinets and ancillary development.
Awaiting Further Details / Reports
NP5/62/81Z 25/08/2017 Land at Shell Island, Mochras, Llanbedr Temporary drill compound for up to 12 months for scientific research project,
Total applications on list = 5
Total applications on list Committee 17 January 18 = 6
SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE 07 MARCH 2018
DELEGATED DECISIONS
Applications Approved
Application No. Proposed Location Decision Case Officer Date NP3/10/LB79B Change of use od disused storage building to Ty'n Ffridd, 26/01/18 Mr Gwilym H holiday let with new side extension and external Abergwyngregyn. Jones alterations, form 2 new parking spaces off highway NP3/12/47C Proposed erection of two storey rear and single Bryn Cwellyn, Rhyd Ddu, 11/01/18 Ms Iona Thomas storey side extension Caernarfon, LL546TP NP3/13/1E Removal of Section 106 Agreement dated Ty Gwair, Tan-y-Bwlch, 12/02/18 Mr Richard 22/10/2008 restricting occupancy to persons Llanllechid. LL57 3HY Thomas employed or last employed within 30 miles of the dwelling NP3/21/14B Conversion and alteration of dwelling to create 2 Pengarreg, Nant 15/02/18 Mr Richard two self-catering, short term holiday letting units. Ffrancon, Bethesda. LL57 Thomas Erection of timber storage shed and construction 3LX of timber decking within rear garden NP4/11/196C Demolition of existing single storey rear extension Clogwyn Haul, Betws y 08/02/18 Mr Richard and erection of a new single storey rear extension Coed. LL24 0BL Thomas NP4/11/235D Demolition of existing single storey extension and Coed y Fron, Vicarage 09/01/18 Mr Richard outbuildings & construction of two storey and Road, Betws y Coed. Thomas single storey extensions LL24 0AD NP4/11/253D Application to discharge Condition No.3 of Ty'n y Bryn, Pentre Felin, 31/01/18 Ms Iona Thomas Planning Consent NP4/11/253C dated 08/12/2017 Betws y Coed. LL24 0BL NP4/11/46E Proposed demolition of the existing miniature train Conway Valley Railway 14/02/18 Mr Richard engine and carriage storage outbuildings and the Shop and Museum, Old Thomas erection of replacement miniature train engine and Church Road, Betws y carriage storage outbuildings with miniature track Coed. LL24 0AL turning area and associated ground works
NP4/11/BT210B Erection of replacement combined payphone and Land adjacent to car park, 09/01/18 Mr Richard ATM Station Road, Betws-y- Thomas Coed. NP4/11/CA46F Conservation Area Consent for the proposed Conwy Valley Railway 14/02/18 Mr Richard demolition of the miniature train engine and Museum, Old Church Thomas carriage storage outbuildings Road, Betws y Coed. LL24 0AL NP4/12/213A Application for non-material amendment to Cowlyd Reservoir, Trefriw. 15/02/18 Mr Richard Planning Consent NP4/12/213 dated 12/08/2016 Thomas to reduce height, width, and re-align outfall structure and reduce level and offset of the track from the existing NP4/16/351B Installation of telecommunication dish and Community Pavilion, 09/01/18 Mr Richard erection of 4.2m high pole with associated ground Dolwyddelan. LL25 0SZ Thomas mounted cabinets NP4/16/400A Demolition of existing single storey rear extension 14 Castle Terrace, 14/02/18 Mr Richard and erection of new single storey rear extension Dolwyddelan. LL25 0NJ Thomas NP4/26/249F Erection of chicken shed Tyn Twll, Nant y Rhiw, 31/01/18 Mrs. Sara Llanrwst. LL26 0TH Roberts NP4/26/266U Change of use of land to be used as a seasonal Zip World Fforest, 09/02/18 Mr Aled Lloyd overflow car park Llanrwst Road, Betws y Coed, LL24 0HA NP4/26/289C Retrospective application for the change of use of Hafod Farm, Betws Road, 01/02/18 Mr Aled Lloyd two barns from Class D1 to Class D2 use for Llanrwst. LL26 0RA conducting weddings and wedding receptions, site two marquees in connection with same, and use of land as ancillary parking for a maximum of 25 cars, between 1st March and 1st November each year, NP4/26/312B Conversion and extension of agricultural building Tyddyn Du, Nebo, 09/01/18 Mr Richard into holiday let accommodation, including Llanrwst. LL26 0TG Thomas demolition of cattle shed to rear of building and installation of septic tank NP4/26/322B Application to discharge Conditions 4, 5, 9 & 13 Afon Gwrysgog, Lady's 02/02/18 Mr Richard attached to Planning Approval NP4/26/322A dated Dingle, Rhydlanfair, Thomas 24/03/2016 Betws-y-Coed.
NP4/26/322D Application to discharge Condition Nos. 11 and 12 Afon Gwrysgog, Lady's 09/01/18 Mr Richard of Planning Permission NP4/26/322A dated Dingle, Rhydlanfair, Betws Thomas 24/03/2016 y Coed. NP4/26/329 Proposed change of use of stables to form holiday Nant Canol, Nebo, 20/02/18 Mrs. Sara let including reducing ground level, enlargement of Llanrwst. LL26 0RD Roberts existing openings and bat mitigation. Demolition of existing lean-to section of stables and erection of single storey extension and extend existing roof over walkway. Change of use of agricultural land to form new parking area for 3 cars in association with holiday let. Installation of new sewage treatment plant NP4/29/476 New parking area in association with No. 4 White Land/garden south of 04/01/18 Mrs. Sara Street including ‘grass-crete’ surface and White Street, Penmachno. Roberts construction of stone retaining walls LL24 0UB NP4/29/477 Raised terrace to rear of property 3 Bron y Waen, 09/01/18 Mr Richard Penmachno. LL24 0YN Thomas NP4/29/479 Erection of single storey rear extension 3 Beniarth Terrace, Cwm 10/01/18 Mr Richard Penmachno. LL24 0RD Thomas NP4/30/110C Proposed construction of masonry block retaining Riverstone, Fairy Glen 09/01/18 Mr Richard wall to be clad in natural stone to enable driveway Road, Penmaenmawr. Thomas to be widened LL34 6YU NP4/30/160 Demolition of existing lean-to kitchen and Ffridd-y-Foel, 08/01/18 Mr Richard construction of new kitchen extension with Penmaenmawr. LL34 6YR Thomas mezzanine above and lean-to porch NP5/50/544A Demolish existing conservatory and replace with The Toft, Philip Avenue, 05/01/18 Ms Iona Thomas single storey extension & removal of two Aberdyfi. LL35 0PY chimneys NP5/50/558E Part-retrospective application for engineering Cae Newydd, Aberdyfi. 11/01/18 Ms Iona Thomas works to reduce land levels around property, and LL35 0SW erection of porch/single storey extension on front elevation. NP5/50/718 Construction of single storey extension, Hafan, Aberdyfi. LL35 30/01/18 Ms Iona Thomas replacement conservatory, installation of 0HR rooflights, and extend patio area including retaining wall and access steps
NP5/51/T683A Alterations to dormer windows Llwyn Onn Uchaf Cottage, 26/01/18 Ms Iona Thomas Barmouth. LL42 1DX NP5/52/LB150A Listed Building Consent for external alterations 10 Arthog Terrace, Arthog. 01/02/18 Mr Gwilym H including replacement of front porch, extension of LL39 1AQ Jones translucent sheet covered yard roof, form opening for mechanical ventilation over kitchen window to rear, demolition of rear yard toilet and addition of timber framed storage shed, & internal alterations to replace kitchen and bathroom fittings and alterations to ground floor ceiling NP5/53/L139C Construction of first floor roof extension to rear T J Roberts & Son, 05/02/18 Mrs. Sara elevation Tryweryn House, 8 Station Roberts Road, Bala. LL23 7NG NP5/53/T154G Change of use of ground floor from bank (Use National Westminster 08/02/18 Mrs. Sara Class A2) to restaurant (Use Class A3) including Bank Buildings and land to Roberts new frontage and single storey extension, rear, 44-46 High Street, conversion of existing flat on 1st and 2nd floors to Bala. LL23 7NE 4 flats, and construction of one pair of semi- detached dwellings at rear of site NP5/54/25A Construction of hydro-electric scheme to generate Afon Ceirw, Cyplau, 01/02/18 Mr Richard 34kw comprising intake weir, buried penstock, Abergeirw, Dolgellau. Thomas turbine building, outflow and buried electric grid connection cables NP5/54/LB197D Add rooflights, restore chimney and upper part of Ffrwd Yr Hebog, 09/01/18 Mr Gwilym H wall on south west gable. Add veranda to rear Llanfachreth. LL40 2NR Jones elevation. Alterations to curtilage building. Add new garage and wood store NP5/55/315 Construction of double garage Llwyn Awel, 9 Parc 19/01/18 Mrs. Sara Gwyrdd, Bryncrug. LL36 Roberts 9NS
NP5/56/LB66C Listed Building Consent for external alterations 6 Dyfi Bridge, Corris. 22/01/18 Mr Gwilym H including replacing composite slates to front roof Jones with natural slates and reroofing rear with uniform slates & adding rooflights; add boiler and ventilation flues to rear; replace upvc rainwater goods with cast iron; replace rear window with one incorporating mechanical ventilation; repair front doors and windows adding draught proofing ; repair front curtilage wall, & internal alterations including exposing inglenook; add secondary glazing; replace kitchen fittings; form bathroom and add boiler on first floor; restore boarded finish to first floor ceiling NP5/56/LB66D Add rooflights on rear 6 Pen y Bont, Pont ar 09/01/18 Mr Gwilym H Ddyfi, Machynlleth. Jones NP5/57/LB368B Listed Building Consent for alterations to Madryn, Eldon Square, 29/01/18 Mr Gwilym H shopfront fascia Dolgellau. LL40 1PS Jones NP5/57/LB368D Listed Building Consent to add secondary glazing Madryn, Eldon Square, 22/01/18 Mr Gwilym H on the first & second floors Dolgellau. LL40 1PS Jones NP5/58/455F Application for non-material amendment to Afonig Loyw, Ffordd Glan 24/01/18 Mrs Jane Jones Planning Consent NP5/58/455D dated 08/01/2016 Môr, Talybont. LL43 2AR to omit en-suite bathroom window to West elevation and inclusion of one “Velux” rooflight, omit French doors to East elevation, omit one garage door and adjust position of remaining garage door, substitute window W1.01 on West elevation to a door, and inclusion of two steps leading up to garage single door on South elevation NP5/58/601 Construction of 3 dormer windows (2 on front Isfryn, Dyffryn Ardudwy. 01/02/18 Ms Iona Thomas elevation and 1 on the rear) and removal of LL44 2EN chimney NP5/58/605A Water wheel feature Land adjacent to Pont 31/01/18 Ms Iona Thomas Ysgethin, Talybont. NP5/58/AD605 Advertisement Consent for display of sign set Land adjacent to Pont 31/01/18 Ms Iona Thomas within water wheel feature Ysgethin, Talybont.
NP5/58/LB387H Erection of new detached double garage, Liverpool House, Dyffryn 20/02/18 Mr Gwilym H workshop and studio building and retrospective Ardudwy. LL44 2DH Jones formation of vehicular access. NP5/59/789 Demolition of detached garage and erection of two 2 Maes y Coed, Llan 29/01/18 Mr Richard storey side extension and garage, Ffestiniog. LL41 4PE Thomas NP5/59/LB218E Change of use and external alterations to a Cwm Farm, Cwm Cynfal, 02/02/18 Mr Gwilym H curtilage building to convert into ancillary Ffestiniog. LL41 4PT Jones accommodation to dwelling NP5/61/387C Extension of existing patio/terrace to create Eryl Meirion, Old Llanfair 15/02/18 Mrs. Sara platform to site hot tub and link to swimming pool Road, Harlech. LL46 2SS Roberts doors enclosed by glass balustrade NP5/61/43T Proposed siting of 10 additional static caravans in Woodlands Caravan Park, 07/02/18 Mr Richard lieu of 18 touring caravan pitches Harlech. LL46 2UE Thomas NP5/61/580D Application for non-material amendment to Land adjoining Bryn Awel, 09/01/18 Mr Richard Planning Consent NP5/61/580A dated 21/02/2017 Hwylfa’r Nant, Harlech. Thomas to replace stone quoin features with coloured render finish NP5/61/580E Application for non-material amendment to Land adjoining Bryn Awel, 29/01/18 Mrs Jane Jones Planning Consent NP5/61/580A dated 21/02/2017 Hwylfa’r Nant, Harlech. and in particular Condition No.6 relating to the treatment of Japanese Knotweed NP5/61/T582C Replacement of existing unauthorised flue and air Llys y Graig, High Street, 10/01/18 Mr Geraint Evans intake ventilation with alternative flue and air Harlech. LL46 2YE intake system on the rear elevation. Retention of the grey render on side elevation of the rear extension in lieu of stone facing and amended fenestration on the ground floor of the front extension, as previously approved under Planning Permission NP5/61/T582A. NP5/62/35U Proposed replacement of one 2 storey 6 person Maes Artro, Llanbedr. 05/02/18 Mr Richard chalet (plot 11) with 3 single storey 2 person LL45 2PZ Thomas camping pods with associated onsite environmental improvements NP5/62/35V Use of the existing holiday let lodge as permanent Lodge 14, Maes Artro, 29/01/18 Mrs Jane Jones residential accommodation for a temporary period Llanbedr. LL45 2PZ of 24 months
NP5/63/237C Erection of 9.4m high telecommunications column Land near Cil Talgarth, 13/02/18 Ms Iona Thomas incorporating 1 dish and associated ancillary Frongoch. works NP5/65/350 Installation of rooflights Bryn Goleu, Bontddu. 11/01/18 Ms Iona Thomas LL40 2UD NP5/65/93A Demolition of existing garage and erection of new Brookside, Llanelltyd. 08/01/18 Ms Iona Thomas garage with TV room above including external LL40 2TA staircase NP5/68/100C Construction of field shelter for ponies including Creua, Llanfrothen. LL48 09/02/18 Mrs. Sara proposed bat roost space 6SH Roberts NP5/69/390B Conversion of disused agricultural building into Llabwst Farm, Rhoslefain, 11/01/18 Ms Iona Thomas holiday let unit (revised scheme) including LL36 9NE conversion of pig sty to bicycle storage NP5/69/394B Creation of vehicular parking bay Wendy's, Llwyngwril. LL37 05/01/18 Ms Iona Thomas 2JQ NP5/69/399 Formation of hardstanding in front garden, replace 23 Godre'r Gaer, 15/01/18 Ms Iona Thomas steps to front entrance, and engineering works to Llwyngwril. LL37 2JZ raise ground level and construct retaining wall in rear garden NP5/70/E150 Re-building of 11kv overhead electricity line Land between 05/02/18 Mr Aled Lloyd Rhosygwaliau & Llanuwchllyn. NP5/71/409D Proposed building for sheltering horses and the Bryn Caled, Llanuwchllyn. 26/01/18 Mrs. Sara storage of machinery and retrospective planning LL23 7SU Roberts permission for engineering works already undertaken. NP5/72/53G Construction of extension to existing agricultural Rhyd Lechog, Frongoch. 12/01/18 Mrs. Sara building LL23 7NU Roberts NP5/73/LB179E Listed Building Consent to demolish part of single Tan y Ffordd Fawr, 07/02/18 Mr Gwilym H storey modern extension and add a larger single Maentwrog. Jones storey rear extension and porch; amend gable window opening to double doors & replace front elevation window on extension; add bat access dormer structure to rear roof slope; and internal alterations
NP5/74/333F Conversion of existing storage container into café, Camlan Garden Centre, 04/01/18 Ms Iona Thomas construction of toilet unit, and construction of farm Dinas Mawddwy shop NP5/74/E473 Consultation under Section 37 of the Electricity Land at Tan-y-Bwlch, 02/02/18 Ms Iona Thomas Act 1989 to retain low voltage overhead line Dinas Mawddwy. SY20 9JE NP5/77/207E Proposed single storey front extension (Re- 4 Caerffynnon, Talsarnau. 02/02/18 Mrs. Sara Submission) LL47 6TA Roberts NP5/77/325A Proposed single storey front extension (Re- 5 Caerffynnon, Talsarnau. 02/02/18 Mrs. Sara submission) LL47 6TA Roberts NP5/78/25V Prior notification under Part 24 of The Town & Existing 12/02/18 Mrs. Sara Country Planning (General Permitted telecommunications site, Roberts Development) Order 1995 to remove 2no existing Land at Rhiwgoch, antennas and to install 2no. replacement Bronaber. antennas to existing telecommunications pole, non-visible amendments to existing equipment cabinets and ancillary development thereto NP5/78/530A External alterations to enclose front porch Cabin 127, Trawsfynydd 11/01/18 Mrs. Sara Holiday Village, Bronaber. Roberts LL41 4YB NP5/78/533 Construction of decking to rear of cabin Cabin 255 Trawsfynydd 11/01/18 Mrs. Sara Holiday Village, Bronaber. Roberts LL41 4YB
Applications Refused
NP2/11/LB352R Listed Building Consent for demolition of part Royal Goat Hotel, 15/01/18 Mr Gwilym H single storey bar/store extension to front elevation Beddgelert. LL55 4YE Jones and construct from new bar/restaurant with new entrance including siting, lounge, orangery areas. Bar relocated with new access to kitchen. New 4 panel rooflight for the provision of light to bar area. Relocation of toilet facilities with new office store in lieu of existing male toilets. External works to front of the property creating sitting/dining areas on split levels. Modern windows replaced with new windows replicating original details to South and North Elevations. New frame and glazed doors to main porch entrance. Hand painted hotel signage on 2nd floor level above main entrance. Internal works restricted on 1st, 2nd and 3rd floors to both North Wing (Phase1) and West Wing (Phase 2) including the removal of partitions, closing and creating new openings for the upgrading of facilities to all guest rooms NP2/11/LB352S Part demolition of existing bar and construction of Royal Goat Hotel, 15/01/18 Mr Gwilym H new single storey bar/restaurant with external Beddgelert. LL55 4YE Jones works to and within the front curtilage of the hotel with siting/dining areas, stone walls, areas of trees and planting. NP3/12/183A Application for non-material amendment to Is Graig, 4 Morgan 31/01/18 Mrs. Sara Planning Consent NP3/12/183 dated 29/03/2017 to Terrace, Rhyd Ddu. LL54 Roberts replace rooflight with dormer window 6TH NP4/16/377C Conversion of partly built barn to form affordable Land opposite 26/01/18 Mr Richard dwelling including formation of new access and Tanycastell Farm, Thomas driveway Dolwyddelan. NP4/26/LU331 Application for Lawful Development Certificate of Nant y Mynydd, Capel 01/02/18 Mrs. Sara proposed development for construction of Garmon Roberts additional external walls, removal of chimney and insertion of new patio doors
NP5/58/8Y Proposed use of 10 previously approved camping Trawsdir Caravan & 13/02/18 Mr Richard pods between 14th February in one year through Camping Site, Llanaber. Thomas to 3rd January in succeeding year and remove LL42 1RR requirement to move pods to winter storage area NP5/69/50F Construction of two storey front extension, single Rola, Llwyngwril. LL37 09/01/18 Ms Iona storey side extension & front porch 2QJ Thomas
ITEM NO. 9
MEETING Planning and Access Committee
DATE 7th March 2018
TITLE ACCESS FORUMS REPORT
REPORT BY Access Officer
PURPOSE To report for information on discussions and issues raised at meetings in the November and Debember 2017 Northern and Southern Snowdonia Access Forums
1. BACKGROUND
1.1 There are two Access Forums in two Snowdonia National Park - one for Northern Snowdonia and one for Southern Snowdonia.
1.2 The Access Forums are statutory (with a term of three years) appointed under the CROW Act 2000 (Section 94.4) to advise the Authority on improvements in access in the area in order to facilitate recreation and enjoyment in the outdoors. The meetings are held every quarter - in March, June, September and late November / early December.
1.3 Representatives from the Authority are nominated for both Forums.
2. November / December 2017 meetings
2.1 Matters discussed in both Forums
2.1.1 WG consultation – Taking Forward Wales Sustainable Management of Natural Resources. An update was given on the response received on this consultation – they had received over 16,000 responses which was unprecedented for any WG consultation.
2.1.2 An update was given by Wyn Williams (GC RoW & Countryside) regarding the ongoing Rights of Way Improvement Plan (ROWIP) review – 1,400 response was received to the user survey questionnaire. They hope to get a draft ROWIP completed by Spring (April/May) and a final version by Summer 2018.
2.1.3 Discussion was had around the letter of reply from the Crime Commissioner regarding illegal off roading within the NP. It was stressed that it was very important that people report these issues officially to the North Wales Police and create incidents to identify hot spots.
2.14 Dates were agreed for the 2018 meetings for both forums.
2.2 Matters discussed at the Northern Forum only (4/12/2017)
2.2.1 Discussion was had on the potential for disabled access point on the road near Deiniolen leading to Marchlyn dam – Site Visit to be arranged early 2018 with John Gladston (member).
2.2.2 An update was given by Pete Rutherford on the Conwy Rights of Way Improvement Plan works – various photos were shown of work undertaken on popular routes in the Betws y Coed and Capel Curig area via this ROWIP funding programme.
2.3 Matters discussed at the Southern Forum only (21/11/2017) 2.3.1 An update was given and members views sought on the proposed Mawddach Trail pilot project to allow managed equestrian access. It was agreed that the members would support this initiative and looked forward to seeing how the eventual pilot worked. 2.3.2 Update on the situation of the Dolgoch woodland CROW access point. A further site visit took place during October and it was agreed that the access point proposal should now be taken forward based on the proposals recommended by the Forum. 2.3.3 Members were updated on the Bryn Llestair access point following a recent site visit to enable new members to see what the issue was. It was agreed that a meeting would be arranged with Gwynedd Council to discuss the matter further. 2.3.4 Members were updated on the Llanuwchllyn – Glan Llyn bridge development which has now been erected but some work is still required along sections of the track to make good.
ITEM NO. 10
MEETING Planning and Access Committee
DATE 7th March 2018
TITLE ERYRI LOCAL DEVELOPMENT PLAN REVISION – DRAFT FOCUSSED CHANGES DOCUMENT
REPORT BY Head of Planning Policy
PURPOSE To approve the Focussed Changes document and associated documentation for public consultation
1. BACKGROUND
As members are aware, the Authority is currently undertaking a short form revision of the Eryri Local Development Plan (ELDP). The Local Development Plan and associated documentation were submitted for Examination in Public on January 26th 2018 following Members agreement at an Authority meeting in December 2017. An Inspector has been appointed by the Welsh Government conduct the Examination and therefore the Examination has now commenced.
2. FOCUSSED CHANGES DOCUMENT
Members will be aware that the Authority prepared a document outlining a summary of the representations received on the Deposit Plan and the Authority’s recommendations relating to the representations.. This document was discussed at the Members’ Working Group in December 2017 and was subsequently approved for submission in the Authority meeting in the same month. These recommendations were subsequently included in the Consultation Report that accompanied the submitted Eryri LDP.
The Authority have now received a request from the Inspector to advertise the changes emerging from the Authority’s recommendations relating to the representations in Consultation Report by way of a public consultation. The draft Focussed Changes document outlined in Appendix 1 has emerged from this document and therefore all the issues raised apart from the exact wording of the Focussed Changes have been discussed previously. The draft Focussed Changes document outlines, in detail the amended policy wording proposed and other minor text changes in the Plan.
Alongside the Focussed Changes document, the Authority will be required to consult on a further SA/SEA and HRA of the proposed changes. An Equalities Impact Assessment and Health Impact Assessment of the proposed changes will also be required.
3. CONSULTATION DETAILS
As outlined above the Focussed Changes will need to be subject to public consultation and any comments received on them submitted to the Inspector. There is no need for the Authority to respond to any comments before the Examination. The consultation will run for the statutory 6-week period from Mid-March to the end of April.
4. RECOMMENDATION
To approve the Focussed Changes document and associated documentation for consultation purposes, and to authorise the Director of Planning and Land Management to make any minor non-material changes prior to public consultation if required.
BACKGROUND PAPERS
Appendix 1: Draft Focussed Changes Consultation ITEM NO. 10 - APPENDIX
Eryri Local Development Plan - Revision
Focussed Changes
Mawrth 2018 1 Eryri Local Development Plan – Focussed Changes Consultation Spring 2018
This document shows the Focussed Changes proposed to the Deposit Eryri Local Development Plan.
The proposed Focussed Changes insertions are shown double underlined and in blue – insertions and the Focussed Changes deletions are show with a double strikethrough and in orange – deletions Only the Focussed Changes are outlined in this document, it is these changes which the Authority is inviting representations on. The text highlighted in green and red are the revisions proposed at Deposit LDP stage, which was subject to consultation in Summer 2017 these are not the subject of the Focussed Changes consultation. When making representations on the Focussed Changes please use the Focussed Changes number shown in the left hand column.
Policy / F.Ch Paragraph Reason for Proposed Change Rep Number Number Reference/ Change Page
2 3 Focussed Changes Consultation- March 2018
F.Ch Policy / Rep Reason for Change Proposed Change Number Paragraph / Page Number
CHAPTER 1: INTRODUCTION NFf01 Para 1.25-1.27 To reflect the Gwynedd Delete paragraph 1.25-1.27 and replace with; 032/004 and Môn Single Integrated Plan. Gwynedd and Môn Single Integrated Plan
The purpose of the Integrated Plan is to promote economic, social and environmental welfare in Gwynedd and Anglesey. Three key outcomes have been identified in order to satisfy the vision to strengthen communities in Gwynedd and Anglesey, which are: Prosperous communities Healthy communities Safe communities
NFf02 Para 1.30 Amend para.1.30 to Amend para 1.30 as follows: 030/010 include the update and revision to the One The One Conwy Community Strategy is founded on seeking five eight themes outcomes where the people of Conwy: Conwy Strategy and Are Educated and Skilled Improving all of our health and wellbeing; Public Service Board information. Are safe and feel safe Enhancing, protecting and promoting the environment; Live in a safe appropriate housing Encouraging learning and creativity; Are healthy and independent Strong & safe communities; live in a county which has a thriving economy Having a diverse and vibrant economy. live in a sustainable environment live in a county where heritage, culture and the Welsh language thrive are informed, included and listened to
NFf03 Para 1.35 In order to provide Amend paragraph 1.35 as follows; 030/009 greater clarity, Para 1.35 030/015 should make reference to It is important to consider areas outside the National Park and their influence on National Park communities. There are Snowdonia National Park strong relationships between large settlements outside the National Park boundary and National Park communities in Authority’s collaboration providing many essential services and facilities. Tourism and recreation facilities are provided within the National Park for with neighbouring Local major centres of population living outside the National Park. These influences have been taken into account in the Planning Authorities development of the Local Development Plan Spatial Strategy. It is important to ensure a joined up approach to planning for where cross boundary those settlements which straddle the Park boundary. Where there are cross boundary issues identified, a joint approach issues have been has been required with the relevant Local Planning Authorities. The Authority will continue to collaborate with identified, and place neighbouring authorities on issues faced in shared settlements and work in partnership on any emerging Place greater emphasis on the Plans. intended use of Place Plans.
4 Focussed Changes Consultation- March 2018
F.Ch Policy / Rep Reason for Change Proposed Change Number Paragraph / Page Number NFf04 Para 1.49-1.50 In order to provide Amend paragraph 1.49-1.50 as follows; 032/006 greater clarity, amend para 1.49 and 1.50 to put Affordable housing for local people has emerged as the main area of concern for many communities within the Park. Local further emphasis on incomes are generally low and the gap between house prices and what people can afford has widened considerably over increasing residents’ recent years. Access to housing has decreased and this has been exacerbated by a reduction in the provision of social wealth alongside housing rented and other afforable housing. This interrelationship between low incomes, decrease in housing availability and availability and cost housing costs needs to be adressed and rectified. Average household size has decreased considerably to 2.25 and is reductions. now less than the 2.4 is 2.1 which is smaller than the Wales average of 2.3 average for Wales, reflecting a strong trend for more people to live alone. Migration pressures and/or demand for second homes are also a significant problem, which can have a considerable effect on the sustainability of the local community.
In recent years there has been a substantial change in the population structure which could have significant implications for future economic and community wellbeing. Since the 1991 census there has been a significant reduction in the 20-29 age group from 12% in 1991 to 8.9% in 20011 highlighting the outward migration of young people leaving the area for higher eductaion, employment opportunities and due to the lack of affordable housing. High house prices, the changing age and social structure of Snowdonia’s population may threaten the wellbeing of communities and the viability of local schools, businesses and local services and facilities. Although house prices are currently falling, the gap between house prices and affordability in Snowdonia is likely to remain considerable. Newly forming households cannot afford to live in the local area leading to people moving away. It is crucial to the future of the National Park that a balanced population is secured. Great emphasis must be placed on providing housing opportunities to meet the needs of the local community, particularly those of young people and the elderly, through increasing residents’ wealth alongside housing availability and cost reductions. NFf05 Para 1.66 To remove references to Amend paragraph 1.66 to as follows; 013/020 the superseded Regional Waste Plan (RWP). Ensure that all development is undertaken in a way that respects designated nature conservation sites and ensures the protection and enhancement of the diversity and abundance of wildlife habitats and protected species.(A globally responsible Wales; a resilient Wales) To manage the effects of climate change through mitigation and adaptation including reductions in greenhouse gas emissions, reductions in energy consumption and acceptable development planning with regard to flood risk. (A globally responsible Wales; a resilient Wales; a healthier Wales) Encourage, where appropriate the use of the National Park’s natural resources for small scale renewable energy power generating schemes to meet local needs without harm to the ‘Special Qualities’ of the area. (A resilient Wales)
Conserve and enhance the National Park’s natural resources including its geodiversity and water, soil and air quality. (A globally responsible Wales; a resilient Wales)
5 Focussed Changes Consultation- March 2018
F.Ch Policy / Rep Reason for Change Proposed Change Number Paragraph / Page Number Protect and enhance the natural beauty of the National Park’s landscape and geodiversity.(A globally responsible Wales; a healthier Wales)
Promote waste minimisation and ensure the provision of sustainable, integrated waste management and recycling facilities in accordance with the Regional Waste Plan. (A globally responsible Wales; a healthier Wales)
6 Focussed Changes Consultation- March 2018
CHAPTER 2: DEVELOPMENT STRATEGY NFf06 Strategic Policy To provide clarity and Strategic Policy C: Spatial Development Strategy (C) 032/011 C: Spatiral ensure conformity 034/004 Development between other policies in Spatial development within Snowdonia National Park will be based on the following hierarchy: 035/004 Strategy the Plan, i.e. DP 19, 013/001 DP27 and Strategic Local Service Centres – Dolgellau and Bala Policy C. Update the % i. Open market housing and affordable housing for local needs.
target and ranges in ii. New housing development will be restricted to a range of between 23% and 35% 17% - 30% 22% and 34% of Strategic Policy C in line the overall housing requirement and will be monitored during the Plan period. with updated evidence base, components of iii. To support existing or provide new employment opportunities to support the rural economy. housing supply and monitoring framework. iv. Improve existing and provide new facilities to serve local residents to strengthen its role as a local service centre and to support its role as a visitor destination.
v. Retail development located in close proximity to the main retail areas.
Service Settlements vi. Small scale general market and affordable housing for local needs.
vii. New housing development will be restricted to a range of between 10% and 16% 9% and 13% 10% and 14% of the overall housing requirement and will be monitored during the Plan period.
viii. Small scale employment development to support existing or provide new employment opportunities to support the rural economy in accordance with Development Policy 19
ix. Improve existing and provide new community facilities to serve local residents.
x. Strengthen its role as a service settlement serving the settlement and the immediate community.
xi. Support its role as a visitor destination.
xii. Retail development within the commercial areas of Harlech, Aberdyfi, Betws y Coed.
Secondary Settlements xiii. Small scale general market and affordable housing for local needs.
xiv. New housing development will be restricted to no more than 48% 47% 53% of the overall housing requirement and will be monitored during the Plan period.
xv. Small scale employment development to support existing or provide new employment opportunities to support the rural economy in accordance with Development Policy 19
7 Focussed Changes Consultation- March 2018
xv. .
xvi. Improve existing and provide new community facilities to serve local residents and strengthen its role in providing services to the rural hinterland.
Smaller Settlements xvii. Single units of affordable housing for local needs.
xviii. New housing development will be restricted to no more than 9% 7 13% of the overall housing requirement and will be monitored during the Plan period.
xix. Improve existing and provide new community facilities to serve local residents where there are no suitable locations in settlements listed in the settlement hierarchy.
xix.xx. Conversion of buildings to support economic uses. xx. xxi. In exceptional circumstances new small scale employment and training development in accordance with Development Policy 19 xxii.
Open countryside xxiii.xxii. Conversion of rural buildings to support economic uses.
xxiv.xxiii. Conversions of rural buildings for affordable housing for local needs.
xxv.xxiv. New housing development through conversion will be restricted to no more than 8% 1612% of the overall housing requirement and will be monitored during the Plan period.
xxvi.xxv. Replacement dwellings.
xvii.xxvi. Housing relating to an essential need to live in the countryside in line with national planning policy.
viii.xxvii. Other essential community facilities to serve local residents where there are no suitable locations in settlements listed in the settlement hierarchy.
xxviii. Agricultural developments which are sympathetically accommodated in the landscape.
xxix. In exceptional circumstances new small scale employment and training development in accordance with Development Policy 19 xxx. xxxi.xxx. Economic development as part of the Snowdonia Enterprise Zone allocation in accordance with Development Policy 27.
8 Focussed Changes Consultation- March 2018
CHAPTER 3: PROTECTING AND ENCHANCING THE NATURAL ENVIRONMENT NFf07 Para 3.1 To remove references to Amend paragraph 3.1 to as follows; 013/020 the superseded Regional Waste Plan (RWP). Ensure that all development is undertaken in a way that respects designated nature conservation sites and ensures the protection and enhancement of the diversity and abundance of wildlife habitats and protected species.
To manage the effects of climate change through mitigation and adaptation including reductions in greenhouse gas emissions, reductions in energy consumption and acceptable development planning with regard to flood risk.
Encourage, where appropriate the use of the National Park’s natural resources for small scale renewable energy power generating schemes to meet local needs without harm to the ‘Special Qualities’ of the area.
Conserve and enhance the National Park’s natural resources including its geodiversity and water, soil and air quality.
Protect and enhance the natural beauty of the National Park’s landscape and geodiversity.
Promote waste minimisation and ensure the provision of sustainable, integrated waste management and recycling facilities. in accordance with the Regional Waste Plan.
NFf08 Para 3.26 and In order to reflect the Amend paragraph 3.26 as follows: 037/001 3.28 findings of the Renewable Energy There is a long tradition of using water power to generate electricity in North Wales. The 20 or so established hydro power Assessment. stations which are located in, or use water from, Snowdonia along with 63 micro-hydro schemes and a similar number of other microgeneration permissions granted since the LDP was adopted in 2011 have a combined total installed capacity of some 94.6 82 Megawatts (MW), with the potential to generate 289.7GWh/yr. This is far in excess of local domestic demand and results in the area being a net exporter of electricity. The SNPA recognises the important contribution it makes as an Authority on a national level and the potential opportunities that may exist for this to continue through the development of new facilities.
Amend paragraph 3.28 as follows:
The Dinorwig and Tanygrisiau pumped storage schemes, whose catchments and upper reservoirs lie within the National Park, can provide in excess of 2000MW within a very short time-scale to meet peaks in demand for electricity, performing a vital role in the UK’s national grid. The Renewable Energy Assessment (May 2017) concluded that the National Park may offer potential opportunities for further hydropower development over the plan period, including pumped storage. Should any future large scale development proposals come forward, they will be assessed against Strategic Policy B as development which will make a contribution to the national energy need and the development of a low carbon economy.
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NFf09 Para 3.29 In order to provide clarity Amend paragraph 3.29 as follows; 032/014 and to ensure conformity 035/006 between para 3.29 and Trawsfynydd nuclear powerstation stopped generating Electricity in 1993 and is currently being decomminssiond. The 039/001 the aims of Development Authority consideres that a further Nuclear Power Station would not be acceptable in the National Park. New uses 007/001 27. are being sought at the site, which include low carbon energy businesses and energy generation technologies as 016/001 well as other employment uses in the ICT, Energy and Environment sectors, and development proposals may 019/001 come forward as decommissiong progresses.
NFf10 Para 3.32 Revise para 3.32 to Amend paragraph 3.32 as follows; 035/007 clarify the Authority’s position on the nature Whilst large-scale energy power generation projects are generally considered incompatible with National Park status, an and scale of Renewable assessment of renewable energy in Snowdonia considered that scope might exist to contribute to reduce demand for Energy technologies electricity derived from fossil fuels through efficiency savings and through microgeneration and small-scale renewable considered acceptable in energy developments to meet domestic or community needs. These included may include small-scale hydro, domestic the National Park. wind turbines, photovoltaics, biomass and landfill gas. Schemes up to 5MW may also offer some potential in Snowdonia and will be considered favourably, provided they do not cause harm to landscape, amenity and nature conservation and heritage interests.
NFf11 Development Amend Development Development Policy 3: Energy (3) 033/001 Policy 3 – Policy 3 to ensure 033/011 Energy conformity with National Where appropriate All planning applications should be accompanied by an Eenergy Sstatement either separately or 033/014 Planning Policy and to as part of the Design and Access Statement and should take into account the Supplementary Planning Guidance 013/022 clarify the Authority’s documents on for Sustainable Design and Renewable Energy and Low Carbon Developments. position on the nature and scale of Renewable Wherever possible, developments should be sited and orientated to take advantage of solar gain and shelter and incorporate passive design strategies and a fabric-first approach to energy efficiency. Consideration should be Energy technologies given to wherever possible all new buildings, including extensions, should consider the potential for maximising considered acceptable in the renewable energy technologies. the National Park. Renewable Energy Within the National Park renewable energy schemes will be supported provided they satisfactorily address the planning considerations for different technologies set out in the Supplementary Planning Guidance on Renewable Energy and Low Carbon Developments.
Microgeneration (under 50kW) and smaller-scale renewable energy schemes will be considered favourably, provided they do not cause harm to landscape, amenity and nature conservation and heritage interests.
Sub Local Authority scale schemes (up to 5MW) may also offer some potential in Snowdonia and will be permitted subject to the same considerations.
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Larger Local Authority Scale (greater than 5MW) and Strategic renewable energy schemes are generally considered to be incompatible with National Park purposes and would need to satisfy Strategic Policy B; Major Development
Microgeneration and small-scale community renewable energy plant will be supported especiallywhere they make a contribution to improving quality of life in smaller communities.
NFf12 Strategic Policy Amened Strategic Policy Strategic Policy E (1): Minerals Safeguarding Policy (E(1)) 013/019 E : Minerals E (1) to conform to National Policy Guidance To ensure that high quality aggregate mineral resources are safeguarded an areas have has been identified as Mineral (PPW, paragraph 14.7.3) Safeguarding Area (MSA) and shown on the Proposals Map.
Development that would be incompatible with safeguarding hardrock and sand and gravel resources will not be permitted unless:
i) the developer can demonstrate that working the resource is economically or physically impractical or would be environmentally unacceptable; or
ii) the mineral resource will be extracted satisfactorily before the development is undertaken; or
iii) the development is of a temporary nature and can be completed and the site returned to a state that does not inhibit extraction within the timescale that the mineral is likely to be needed; or sterilise the resource;
iv) there is an overriding need for the proposed development; or
v) the development constitutes householder development or would constitute limited infilling within an existing built up area.
In the MSA planning permission will only be granted for non-mineral development if it can be demonstrated that the proposed development does not permanently sterilise, or restrict, the possible future working of the identified mineral resource. However, where it is considered that the proposed development is of overriding importance consideration will be given to the principle of pre-extraction of the minerals.
Because the MSA includes areas within, and close to European designated nature conservation sites proposals for both mineral and non-mineral development in the MSA must conform to other policies in this plan and Strategic Policy D in particular.
Large Scale Minerals Development
Removal of Slate Waste and Building Stone Quarries
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NFf13 Para 3.45 To remove references to Amend Paragraph 3.45 as follows 013/020 the superseded Regional Waste Plan (RWP). Both the Welsh Government and the North Wales Regional Waste Plan (First Review) have Whilst the requirement for Local Authorities to work together to prepare Regional Waste Plans ended with the publication of the revised Technical Advice Note (TAN) 21: Waste in 2014, these documents contain useful background information, including Areas of Search Mapping to help identify potential strategic sites at the regional level which previously indicated that National Parks and Areas of Outstanding Natural Beauty will not be expected to host sites for regional or sub-regional scale waste management facilities, (a regional scale facility would provide a service for all north Wales local authorities, a sub-regional scale facility would provide facilities for smaller groupings of local authorities). NFf14 Development Amend Development Insert additional paragraph following para 3.47 as follows; 013/021 Policy 4 : Waste Policy 4 to make reference to the need for Technical Advice Note (TAN) 21 states that a Waste Planning Assessment should be submitted with all a Waste Planning applications for a waste facility; classified as a disposal, recovery or recycling facility. The purpose of the Assessment to be Assessment is to ensure that when a planning application is submitted the applicant provides the local planning submitted with authority with sufficient detailed information necessary to make a decision. The Waste Planning Assessment applications for waste should be appropriate and proportionate to the nature, size and scale of the development proposed. Further advice management facilities. can be found in Annex B of TAN 21. Amend Development Policy 4 as follows;
Development Policy 4: Existing Waste Management Site and Small-scale sites for household and inert waste (4)
Ffridd Rasus
Applications for planning permission for new waste management technologies at the existing Ffridd Rasus site aimed at increasing recycling and composting and reducing the amount of waste going to the existing landfill site with planning permission will be permitted, provided that there are no adverse environmental impacts or that these can be satisfactorily mitigated.
Household and Inert Waste
Applications for planning permission for small-scale waste recycling on industrial sites and for the management and disposal of locally generated domestic and inert waste, will be considered favourably, provided that there are no adverse environmental impacts or that these can be satisfactorily mitigated.
Applicants will be required in all cases to submit a Waste Planning Assessment
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CHAPTER 5: PROMOTING HEALTHY AND SUSTAINABLE COMMUNITIES NFf15 Para 5.4 Update Para 5.4 to reflect Amend paragraph 5.4 as follows; 013/002 the release of the 2014 Household Projections as The housing requirement figures in the Plan are based on the 2014303 household projections supplied by the Welsh outlined in Background Government. which were apportioned by agreement for each local planning authority area in North Wales. The work carried Paper 7A: Housing 2. out by all North Wales Authorities culminated in agreeing a Memorandum of Understanding whereby all authorities agreed a disaggregated housing requirement for their respective areas, on which to base future housing figures for their individual development plans. The apportionment procedure placed an expectation on Snowdonia to consider options for housing development based around a figure of 800 dwellings during the Plan period (i.e. 50 dwellings per year). In the interim period a new set of household projections per unitary authority area based on 2006 projections, appear to indicate a higher trend in the number of households for Gwynedd and Conwy although these figures were not available on a National Park area basis. Population forecasts up to 20298 based on the 20143 population projections have indicated a declining population in the National Park However more recently, for the first time, 2006 population based forecasts up to 2031 have been made available for the National Park and indicate a declining, ageing population. The 20143 projections are regarded as being more accurate than the 2008 projections as previous assumptions have been re-calibrated following the 2011 census. The projections indicate that the rate of new household formulation is slowing down in the Park as younger people stay at home for longer or share a household with friends. A declining population and a slower household formulation rate will reduce the demand for new housing. Both the population and household forecasts and other issues are These forecasts, and their impact on the Plan, have been discussed in more detail in in the Strategic Housing Background Papers 1 and 2. In deciding on a final housing forecast figure, consideration has also been given to past completion rates and social, environmental and economic considerations particular to the National Park in line with national planning policy. and stakeholder comments wishing a slightly higher figure to take into account further opportunities for local affordable housing. This must be balanced against the overriding statutory duty to conserve and enhance the natural beauty, wildlife and cultural heritage of the area. Taking the abovethese factors into account, the requirement for new housing during the plan period has been calculated at 770 dwellings (51 dwellings a year) from 2016 to 2031 770-830 dwellings (51-55 dwellings per year). NFf16 Para 5.7 Housing Update the components Update the Components of Housing Supply table as follows: 013/001 components of housing supply table table to reflect the most up to Components of Housing Local Service Secondary Smaller Open Total date evidence base as Supply Service Settlement Settlement Settlement Countryside outlined in Background Centre Paper 7A: Housing 2. A Total completions (small and - - - - - 0 large) 01.04.16 – 31.03.17
B Units with planning 90 38 120 11 29 288 permission (at plan base date (2016) 31.03.17
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C Strategy 80 40 64 - - 184 compliant candidate sites/Allocations (subject to further refinement)
D Small windfall sites (less than 2463 2430 136141 5465 100391 338 5) (-5) 14 years remaining
E Approximate Total Housing 194233 102108 320325 6576 12168 810 provision
% Target in each settlement 29 13 40 9 8 tier2
NFf17 Para 5.10 Update Para 5.10 to Amend Para 5.10 as follows: 017/002 reflect the most up to date evidence base as The findings of the local housing market assessments for Gwynedd Council and Conwy regarding the actual level of outlined in Background Paper 7A: Housing 2. affordable need is in Draft form and therefore not yet complete. therefore Housing Background Paper 2 refers to the gives an indicative affordable housing need figure for areas of Gwynedd and Conwy within the Park boundary of approximately 2130 2205 houses over the whole plan period. The Authority will continue to work closely with Gwynedd and Conwy and use the findings of the LHMAs to help inform the type of dwellings required in terms of size and tenure mix. Further More information on housing need is available from n the absence of any further definitive data, reliance on assessing affordable housing need will be placed the social and intermediate housing registers waiting lists, Tai Teg and SARTH list although this data can be is somewhat unreliable due to double counting.on surveys by the rural The overall figure of affordable housing need identified in the LHMAs is much higher than what can be practically delivered in the Plan given the relatively low overall housing requirement figurehousing enablers and other data sources contained in the Housing Background Paper. However theOther main findings from the draft of the local housing market assessments are as follows:
NFf18 Para 5.12 Update Para 5.12 to Amend Paragraph 5.12 as follows 017/002 reflect the most up to date evidence base as The Housing Background Paper provides other additional data sources and housing need estimates including estimates in outlined in Background connection with regional work on the Local Housing Market Assessment and housing register data. If the evidence is taken Paper 7A: Housing 2. together the affordable housing needs figures indicate a much higher affordable housing need of 2130205 units. This is higher than the overall housing requirement for the Plan as a whole and is far beyond what is environmentally acceptable or practically deliverable when compared with past affordable housing completion rates of 19 units between 2012- 2016.
1 The deposit plan had a figure of 100 units in open countryside which included all the conversions anticipated within the plan period. Having revisited the figures, the conversion allowance has now been distributed between all settlement tiers based on past completions since Eryri LDP was adopted in 2011. 2 Figures are rounded to the nearest whole number
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These sources taken with the community level rural housing enabler surveys indicate a possible higher level of affordable housing need of 1,200 units over the whole plan period which would compromise the environmental capacity of the National Park and would be unacceptable. Other considerations include the anticipated future level of finance available to assist in building new affordable homes. Future funding is uncertain but not likely to remain at current levels due to government cutbacks. Housing sites in the National Park are also small; therefore the contribution of affordable homes has to come from a greater number of smaller sites. The viability of developing potential sites has been tested and shows a varying across the National Park and this is likely to impact on the overall capacity to deliver and achieve affordable housing developer contributions. Taking all the above factors into account, the overall affordable housing target has been realistically set at a range of between 350 400 – 450 dwellings. If towards the end of the Plan period the lower target range has been exceeded, the affordable housing policies in the Plan will continue to apply to reach or exceed the upper target figure although this is considered unlikely due to the rate of past completions.. The range of need will be kept under review through the Local Housing Market Assessment and the Rural Housing Enabler’s Local Housing Needs Surveys. as the Plan progresses and in any subsequent reviews. NFf19 Para 5.19 Amend para 5.19 in the Amend Paragraph 5.19 as follows; 013/004 context of SP G Housing. There may be some cases when the affordable housing percentage contribution cannot be provided because of site viability issues. If this can clearly be proven through financial analysis, the Authority will negotiate a lesser percentage contribution or a commuted payment to contribute to providing affordable housing elsewhere. In exceptional cases this might also apply to the 100% sites although it is expected that these will be developed by Registered Social Landlords who can achieve viability levels by obtaining social housing grant or possibly through a commuted payments fund. Any negotiation will not however apply to exception sites or to those brought forward in smaller settlements.
NFf20 Strategic Policy Amend Strategic Policy G Strategic Policy: Housing (G) 013/003 G: Housing to include the level of 013/009 housing provision, plan The Eryri Local Development Plan has a plan requirement of 770 dwellings and makes provision for requirement, 30dph approximately 810 new dwellings up to 2031. density and a list of the allocated sites in the New housing within the National Park will be required to meet the need of local communities. Proposals must take appropriate account of local housing needs in terms of size, type and tenure of dwellings. The house types should policy. reflect the results of the Local Housing Market Assessment or appropriate local needs surveys. Residential developments should make the best use of land. The Authority will seek a density of 30 dwellings per hectare for residential development (unless there are local circumstances such as the character of the locality that suggests a lower density may be more appropriate).
Housing allocations are listed below and are shown on the Proposals and Inset Maps.
Hierarchy Allocations Estimated Units Local Land behind the Red Lion, Y Bala (80% open market, 20% affordable 55 Service housing to meet local need). Release of 30 units up to 2021 and, if built, the Centre remaining 25 units from 2026 to 2031
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Local Land at Cysgod y Coleg, Y Bala (100% affordable housing to meet local 10 Service need) Centre Local Land behind Wenallt, Dolgellau (100% affordable housing to meet local 15 Service need) Centre Service Former Primary School, Aberdyfi (100% affordable housing for local need 6 Settlement Service Land adjacent Penyrhwylfa, Harlech (67% open market 33% affordable 24 Settlement housing for local need) Service Land adjacent Bro Prysor, Trawsfynydd (100% affordable housing for local 10 Settlement need) Secondary Land adjacent to Pentre Uchaf, Dyffryn Ardudwy (100% affordable housing 10 Settlement to meet local need) Secondary Land adjacent to Capel Horeb, Dyffryn Ardudwy (50% open market, 50% 5 Settlement affordable housing to meet local need) Secondary Land adjacent to Garreg Frech, Llanfrothen (100% affordable housing to 6 Settlement meet local need) Secondary Land adjacent to Maes y Pandy, Llanuwchllyn (100% affordable housing to 7 Settlement meet local need) Secondary Land adjacent to Lawnt y Plas, Dinas Mawddwy (100% affordable housing 6 Settlement for local need) Secondary Land at Former Woolen Mill, Trefriw (50% open market, 50% affordable 5 Settlement housing to meet local need) Secondary Land adjacent to Rathbone Terrace, Dolwyddelan (100% affordable 6 Settlement housing to meet local need) Secondary Land at Y Rhos, Llanegryn (50% open market, 50% affordable housing to 8 Settlement meet local need) Secondary Land adjacent to Bryn Deiliog, Llanbedr (100% affordable housing for local 6 Settlement need) Secondary Land adjacent Maesteg, Pennal (100% affordable housing for local need) 5 Settlement Total 184
On all sites the following affordable housing contributions will be sought:
i) Within Local Service Centres 20% on sites of 5 or more dwellings
ii) Within Service Settlements 33% on sites of 3 dwellings or more
iii) Within Secondary Settlements 50% on sites of two dwellings or more
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iv) On sites within smaller settlements immediately adjacent a highlighted property as shown on the inset maps 100%
v) On sites being developed by Housing Associations, Trusts or similar subsidised bodies 100%
vi) On conversions anywhere, 50% or a commuted sum contribution for one dwelling. Alternatively the conversion can be a 100% affordable with local occupancy conditions
The delivery of new housing will be provided through:
Allocated Sites
i. Allocating sites for 100% affordable housing to meet local need on publicly owned land and 50% affordable housing to meet local need on privately owned land within the housing development boundaries of settlements (identified on the inset maps).
ii. Phasing the site to the rear of the Red Lion in Bala by allowing the release of 30 units up to 2016 and, if built, the remaining 25 units from 2016 to 2022.
Unallocated Sites
iii. Seeking 50% affordable housing to meet local need on unallocated sites in Dolgellau and Bala.
iv. Seeking 100% affordable housing to meet local need on all new build on unallocated sites within the housing development boundaries of Service Settlements and in Secondary Settlements for four or more dwellings 50% affordable housing to meet local need will be sought.
v. Supporting the development of up to two new single dwellings for 100% affordable housing to meet local need within Smaller Settlements (if the site is immediately adjacent to a property highlighted on the settlement inset map). Exceptionally more than two dwellings will be allowed where need is proven and the character and setting of the settlement is not impaired.
vi. Supporting small scale 100% affordable housing to meet local need on exception sites immediately adjoining housing development boundaries in line with Development Policy 11.
vii. Seeking 50% affordable housing to meet local need for all conversions.
Where adjacent and related residential proposals result in combined numbers or site size areas exceeding the above thresholds, the Authority will seek affordable housing based on the affordable housing target percentages set out above.
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If it can clearly be demonstrated that the above indicative affordable housing targets cannot be met due to site viability, or could be exceeded in some cases, the Authority will negotiate an appropriate affordable housing contribution on individual sites, which could include an appropriate commuted payment. This however will not apply to exception sites or sites in smaller settlements where a 100% affordable housing contribution will always be sought.
Planning permission for a new affordable dwelling will be subject to a legal agreement to ensure that it remains affordable in perpetuity for a local person in housing need as defined in paragraph 5.4126 and 5.2742.
New affordable housing units should be fully integrated and be as good, if not better than market housing units in terms of external design quality and materials.
The size of affordable housing units will be commensurate with the needs of the intended household.
Permitted development rights will be removed on all the affordable housing units in order to regulate the manner in which they can be extended in the future.
All new units and alterations should be of good quality sustainable design in accordance with Development Policy 6: Sustainable Design & Materials, and achieve the Welsh Government’s development standards which include the lifetime homes standard.
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CHAPTER 6: SUPPORTING A SUSTAINABLE RURAL ECONOMY NFf21 Para 6.5 and Amend Strategic Policy H Amend Paragraph 6.5 as follows; 013/013 Strategic Policy and Para 6.5 to H: A Sustainable safeguard existing Because there are limited number of employment and business sites within the Park and in the Local Service Centres of Rural Economy employment sites Dolgellau and Bala in particular, it is important that the existing stock of key employment sites (Dolgellau, Bala and Harlech) premises are should be safeguarded retained when a unit becomes vacant current uses cease. Proposals for the re-use of existing employment land or buildings (other than key employment sites) Where a case is made that the employment use is no longer viable the Authority will require evidence that a range of potential employment uses for the site has been advertised on the market for at least one year, before considering an alternative use. For the purposes of this policy employment premises include hotels, hostels and guest houses. Amend Strategic Policy H as follows;
Strategic Policy H: A Sustainable Rural Economy (H)
In order to create and retain a sustainable rural economy the National Park Authority will:
i. Safeguard existing key employment sites.
ii. Support new employment and business development and the retention of existing employment in the local service centres, service settlements and secondary settlements. The nature and scale of the development must be commensurate with the settlement’s size and function.
iii. Promote the re-use of underused or redundant land or buildings for economic or employment purposes.
iv. Support the agricultural sector and opportunities for rural diversification that do not negatively impact on the ‘Special Qualities’ of the National Park.
v. Support tourism and recreation activity which maximise local economic benefits, minimise environmental impact and safeguard the ‘Special Qualities’ of the National Park.
vi. Encourage proposals which would provide appropriate supportive infrastructures to sustain and promote the local economy.
vii. Support live-work units and home working.
In order to safeguard employment and business premises pPProposals for the re-use of existing employment land or buildings (other than key employment sites) for other purposes will only be permitted where:
viii. The new use would result in a significant improvement to the environment which outweighs the loss of employment land, or
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ix. The retention of the employment or business facility is no longer viable and it cannot be re-used for similar or alternative employment purposes and the employment potential has been advertised on the market for at least one year.
ix.x. In the case of allocated land, land of equal or better quality is made available elsewhere, even if this is not within the National Park boundary.
NFf22 Para 6.11 and Amend Development Amend Paragraph 6.11 as follows: 013/014 6.13 and Policy 19 and Development explanatory text (6.11 It is the Authority’s priority therefore to focus new, small scale employment opportunities in local service centres, service Policy 19: New and 6.13) to ensure settlements and in secondary settlements where business services and facilities already exist. For land to be suitable for new employment purposes, it should be within or adjacent to the main built up area of a local service centre, service Employment and conformity with National settlements and secondary settlements and the development should take account of prevailing environmental Training Planning Policy. Development circumstances and in particular avoid harming the amenity of the area in which it is proposed. Exceptionally, in the open countryside new small scale employment and training development will be appropriate providing they meet the detailed criteria in Development Policy 19.
Amend Paragraph 6.13 as follows:
Within the Park there are traditional and non traditional buildings which are no longer required for their original purpose. Many of these buildings may be suitable for re-use for employment purposes such as workshops, offices and IT industry, which can operate without adversely affecting the ‘Special Qualities’ of the Park. The provision of new small scale employment related development buildings in the open countryside will only be permitted in exceptional circumstances contiune to be strictly controlled. New small scale employment and training development in the open countryside will only be appropriate where robust evidence has been provided to show there are no other suitable alternative sites available. In addition, the scale and design of the development including its setting respects and conserves the character of the landscape.
Amend Development Policy 19 as follows:
Development Policy 19: New employment and training development (19)
Within or adjacent to the main built up area of a local service centre, service settlements and secondary settlements the following types of small scale employment and training development will be appropriate:
i. The re-use of existing buildings where the building has sufficient land and storage space attached for the functional needs of the proposed use.
ii. The expansion of an existing facility or business.
iii. New buildings where there is no other suitable accommodation available in the locality.
Exceptionally, iIn the open countryside, new small scale employment and training development will be appropriate where:
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iv. The scale and design of the development including its setting respects and conserves the character of the landscape and does not have an adverse impact on the National Park
v. Robust evidence has been provided to show there are no other suitable alternative sites available
vi. The location is sustainable in terms of a local workforce
vii. It utilises the local workforce
In the open countryside tThe conversion of an existing building for small scale employment and training purposes to meet local needs will be appropriate where:
iv.viii. The building is of sound construction and its conversion is possible without major or complete reconstruction of the original building.
v.ix. The conversion and use of the building or the use of any surrounding land for the provision of access, parking facilities, ancillary structures, on-site facilities or storage areas, has no adverse impacts on the character of the area.
vi.x. There is sufficient land and storage space attached for the functional needs of the proposed use including parking.
vii.xi. It accords with Development Policy 9: Conversion and change of use of rural buildings.
NFf23 Para 6.19 Amend para 6.19 in order Amend para 6.19 as follows; 035/010 to provide greater clarity 041/017 and reflect the aims of The Authority will expect an outline masterplan to be in place before any significant new development commences on the Development Policy 27: sites. Having a clear strategic framework for the development of the sites will be important in order to prevent Snowdonia Enterprise inappropriate, piecemeal development and ensure that any new development is coherent and respects its location within Zone. the National Park. It should also allow greater certainty to any developer, and allow a quicker determination of planning applications as and when they are received. The Authority will work with the site owners and promoters to develop the outline masterplans following the adoption of the ELDP. Given the sensitive location of the Enterprise Zone within the National Park it is considered vital that any masterplan should be landscape led ensuring that full consideration is given to the potential impacts of any proposed development on the landscape.
NFf24 Para 6.21 Amend para 6.21 to Amend paragraph 6.21 as follows; 034/006 provide clarification, and ensure sufficient weight Due to its open nature, any new buildings on the Llanbedr site should generally be restricted to be no higher than existing is given to landscape buildings, to ameliorate their visual impact, unless there are exceptional or operational circumstances, in which case a clear considerations. evidenced justification will be required. The detailed consideration of design, height, scale and siting of development
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would be guided by the masterplan for the site and be informed by robust technical assessment in respect of landscape and visual impact.
NFf25 Para 6.23 Amend para 6.23 to Amend paragraph 6.23 as follows; 035/011 correct site areas which 041/003 have been incorrectly 6.23 This is a 793 hectares (1960 acres)50 hectare (123 acre) site around the former Trawsfynydd nuclear power station, noted and to clarify that including Llyn Trawsfynydd. The extent of the site is shown in Appendix 9. The site benefits from the legacy of its former use in that there is a source of cooling water from Wales’ largest man-made lake and a national grid substation that delivers the lake is excluded from a large and reliable electricity supply. The Authority recognises that the development of the site will be entirely dependent the LDP Allocation at on progress with the site’s decommissioning programme. The LDP allocation corresponds with tThe SEZ designation Trawsfynydd. as this recognises the importance of the lake as an integral part of the opportunity presented at the site, particularly for energy generation. However, tThe Authority does not anticipate that the lake will come forward for development and a broad development area has been defined which provides flexibility and scope for innovative development proposals to come forward which do not have a detrimental impact on the character of the area. Development is anticipated to be focused on the area identified in the plan allocation, which extends to approximately 58 hectares (143 acres)135 hectares (334 acres). NFf26 Para 6.24 Amend para 6.24 to Amend paragraph 6.24 as follows; 035/012 provide clarity, amend text in first sentence to The National Park Authority expects to work closely with the site owners and promoters to prepare an outline land use include ‘..and masterplan to guide development on the site – the masterplan would be strategic in nature and identify land use and development parcels, and indicative timescales for land to be made available for alternative use. However given that promoters..’. development is dependent on the progress of decommissioning, the preparation of the outline masterplan and delivery of the allocation is not anticipated until towards the end of the plan period. This position will be monitored as part of the regular plan review process. NFf27 Para 6.27 Amend para 6.27 to Amend paragraph 6.27 as follows; 034/007 provide greater clarity 041/007 surrounding the For clarity and consistency, the LDP allocation for Llanbedr shows the area where the focus of development will be. A Snowdonia Enterperise larger area has also been identified on the maps which corresponds with the SEZ designation, here development associated within the uses proposed for the site will be considered on a case by case basis in line with the requirements of Zone Allocation. the policy. The Authority is aware that the site’s owners have undertaken some initial work to prepare a masterplan for the site. An area of approximately 12.7 35 hectares (31 86 acres) has been identified as the focus of new development, . this area falls outside of the area identified as flood risk. The Authority recognises that there will be a need for small scale new development within the wider site for operational and safety reasons, but any significant new development and uses will be focussed within the Enterprise Zone Allocation as shown on the proposals map. North-eastern area of the site. The National Park Authority expects to work closely with the site owners to develop an outline masterplan to guide new development on the site, before any significant development commences on the site.. New development proposals will be subject to the criteria provided in Policy 27. Delivery of new uses on the site is anticipated during the first 10 years of the plan period – this will be monitored as part of the regular plan review process. NFf28 Development Amend Development Amend Development Policy 27 as follows: 041/007 Policy 27 Policy 27 to provide 034/008 protection with regards to Development Policy 27 Snowdonia Enterprise Zone
the flood risk on the site A detailed masterplan will need to be produced for both Llanbedr and Trawsfynydd sites and agreed with the and to provide greater Authority, which will contain a development brief, a design statement, and a schedule identifying the phasing
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certainty that the of development and associated infrastructure improvements required for each stage, before any development landscape considerations commences. will be given sufficient weight with any future A. Proposals for development in line with Parts B and C of this policy will be supported within the Snowdonia development on the site. Enterprise Zone provided the following criteria are met:
i. There is a high standard of design which reflects the outstanding landscape setting and Special Qualities of the National Park
ii. The siting, height, form and scale of the development is appropriate to the site on which it is located
iii. Development proposals have been considered in view of the requirements of the Habitats Regulations and found to be compliant.
iv. The landscape led masterplan has demonstrated that the development does not result in an adverse effect on the landscape character or have an inappropriate visual impact
v. Development on either site is in line with an agreed outline masterplan for that site.
vi. The employment development maximises the use of the existing local workforce
B. Llanbedr
Within the wider Enterprise Zone area as identified on the proposals maps development associated with the uses below will be considered on a case by case basis. Within the allocation at Llanbedr identified on the proposals maps the following uses will be accepted: o operations and uses associated with the aviation and aerospace industry, including those associated with airfield infrastructure and services and airspace management; o new uses including employment (B1, B2, B8) and other uses associated with research and development (related to aviation and aerospace industries), o employment-related training and education purposes; o other uses ancillary to the uses identified above including accommodation, catering and leisure. Part of the wider enterprise zone area as identified on the proposals map is within an area of flood risk. Detailed proposals will need to demonstrate that the proposed development incorporates appropriate and acceptable flood risk mitigation measures agreed with NRW.
C. Trawsfynydd
Within or immediately adjacent to the Snowdonia Enterprise Zone allocation at Trawsfynydd, the following uses will be accepted:
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o works and uses associated with nuclear decommissioning o new uses including B1, B2, B8 and other uses associated with digital/ICT businesses, o low carbon energy businesses and energy generation technologies, o Research and Development (related to ICT, Energy & Environmental sectors), and o employment-related training and education purposes.
Should proposed development fall under the definition of major development it will be considered against Strategic Policy B: Major Development by the Authority.
NFf29 Para 6.32 Amend Para 6.32 to Amend paragraph 6.32 as follows; 032/025 ensure that reference is made to cycling and Tourism has been a traditional industry in Snowdonia and the surrounding seaside resorts for at least two centuries. People events. have been coming to the area to enjoy the unspoilt character of the landscape and scenery and the distinctiveness of the area’s Welsh identity. Whilst Snowdonia’s mountains have long been popular for climbing and hill walking a variety of other activities have also increased in popularity. The forests, coasts and inland waters of Snowdonia also attract significant numbers of people to take part in recreational activities including . Since 2003 some 60,000 mountain bikers visit Coed y Brenin and Gwydyr Forests each year. Significant numbers also visit to participate in paddle sports canoeing, white water rafting, sailing, golf, cycling, angling, and other recreational events angling. Adventure tourism is a growing market which is leading to an increased number of visitors to the area by providing a different product to the more traditional activities carried out within National Parks. Whilst the Authority recognises the potential for increased use of the natural resources of the area for recreational purposes it does not believe that the integrity of these resources and the ‘Special Qualities’ of the National Park should be compromised by the development of recreational facilities, which are of an inappropriate nature or scale. The biodiversity of the National Park also attracts local visitors resulting in economic benefits.
NFf30 Para 6.40 Amend para 6.40 to Amend paragraph 6.40 as follows; 033/015 provide consistency between para 6.40 and Applications to upgrade facilities on a site such as improving toilet blocks, internal landscaping and layout will be generally Development Policy 22. supported if they improve the overall environment and appearance of the site and its overall visual impact on the landscape. In some cases, the Authority will consider an enlargement of a site, but without an increase in caravan or chalet numbers, if it can again be demonstrated that there would be clear benefits in reducing the impact on the surrounding landscape. This might be achieved by reducing overall density, moving pitches to less prominent locations and more and better landscaping on site boundaries. The National Park Authority will not look favourabley on extending site boundaries if this is as a result of replacing units with larger caravans or chalets resulting in loss of amenity space. In such situations the overall numbers of units should be reduced. The extent of any physical site enlargement should be kept to a minimum and clearly related to the overall environmental improvements proposed. The Authority will produce Supplementary Planning Guidance to guide new development proposals on chalet and caravan sites. The Authority will support the replacement of static caravans with appropriately designed chalets if there is an overall improvement to the site and there is no unacceptable impact on the
24 Focussed Changes Consultation- March 2018
landscape and its impact on the surrounding landscape is reduced. The Authority also has a visitor accommodation SPG which provides additional supporting information for these policies.
NFf31 Development Minor textual amendment 041/030 Policy 22: Static to Development Policy 22 Development Policy 22: Chalet and Static Caravan Sites (22) Caravans and to correct a typing error. Chalets Within the National Park new static caravan or chalet sites, or extensions to existing sites, which involve an increase in the number of static units will not be permitted.
The redevelopment of sites which may include improving or extending facilities within existing site boundaries, reducing densities or other beneficial environmental improvements will be supported, if there is an overall improvement to the site and its setting in the landscape.
Exceptionally, static and chalet site areas may be enlarged, but without increasing pitches, where this would achieve clear overall environmental improvement, both to the site and its setting in the surrounding landscape.
The replacement of static units with chalets or alternative accommodation units will be permitted where there is an overall improvement to the site and there is no unacceptable environmental or landscape impact. landscape.
Proposals for the change of use of a static caravan or chalet from tourist use to residential use will not be permitted.
NFf32 Para 6.52 Minor amendement to Delete para 6.52 and replace with; 013/015 para 6.52 to provide clarity. Proposals will only be permitted for short-term self-catering holiday accommodation, and this will be secured by a condition. The condition will limit the occupation occupant to no more than 28 days in one calendar year and require a register of occupants to be kept and made available for inspection by the Authority on request. Permitted development rights will be removed as part of any planning permission to ensure that additional paraphernalia is not added which may not be in line with aims of the policy.
25 Focussed Changes Consultation- March 2018
CHAPTER 7: PROMOTING ACCESSIBLITY AND INCLUSION NFf33 Para 7.6 Amend Para 7.6 to Amend para 7.6 as follows: 032/027 reference the two Joint Local Transport Plans Strategic management and development of transport matters are controlled by the Welsh Government and local highway rather than the Regional authorities. On a local level these are now being co-ordinated by local transport consortiums or partnerships of all Transport Plans. authorities. The National Park straddles an area covered by two Joint Local Transport Plans (Mid Wales JLTP and North Wales JLTP) The Authority is not a consortium member in the light of its non-statutory role in transport matters. Two Regional Transport Plans have been drafted that include the National Park. These consortiums, Taith in the North and TraCC in Central Wales, produce co-ordinated Transport Plans for their regions. Where appropriate, the Authority will support the aims and objectives of both Transport Plans. Within the Mid Wales Regional Transport plan a project to replace Pont Briwet, Penrhyndeudraeth has been proposed as a strategic improvement to transport links within the area.
26 Focussed Changes Consultation- March 2018
MONITORING FRAMEWORK NFf34 Page 135 Update the % target and Amend Monitoring Framework on page 135 as follows; 013/001 ranges for each settlement tier in line with % of consents granted and +/- 20% for three consecutive Strategic Policy C new housing completed years annually in each settlement tier Local Service Centres (2985%) 23-35 21-29 22-34%
Service Settlements (132511%) 10-16 11-13 9-13%
Secondary Settlements (4015%) No more than 4853%
Smaller Settlements (986%) No more than 1197%
Open Countryside Conversions (8130%) No more than 1062%
NFf35 n/a Include an indicator in the Page 137: Amend as follows: 013/008 monitoring framework to monitor the take up of Monitor the size of sites coming forward large windfall sites. and the number of units proposed on each site. Monitor take up of large windfall sites (above 5 units) Monitor the affordable housing targets and thresholds of sites coming forward
27 Focussed Changes Consultation- March 2018
PROPOSALS MAPS NFf36 Snowdonia To ensure that the Please see map over leaf 013/012 Enterprise Zone allocation provides 034/002 Allocation – certainty to where 041/008 Llanbedr development will be 041/011 acceptable on the site and to ensure the site is not within an area of flood risk as idenfitied by the Flood Consequence Assessment.
28 NFf35: Dyraniad Parth Menter Eryri - Llanbedr / Snowdonia Enterprise Zone Allocation - Llanbedr
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,, , \ \"' '' -----...... ,. D NFf35 - Dyraniad Parth Menter / Enterprise Zone Allocation Dunes D Enterprise Zone - Llanbedr/ Parth Menter Llanbedr
Graddfa / Scale: 1: 18,000
© Hawlfraint y Goron 2018 OS 100022403 Awdurdod Pare Cenedlaethol Eryri � Snowdonia National Park Authority © Crown copyright 2018 OS 100022403 29 Swyddfa'r Pare Cenedlaethol � National Park Office Penrhyndeudraeth Hawlfraint Awdurdod Pare Cenedlaethol Eryri. Gwynedd Copyright Snowdonia National Park. 1if 01766 770274 LL48 6LF